THE CONDO BOOK PROJECT

Pulaski Gardens Condominium

197 Pulaski Street, Brooklyn, NY 11207

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Overview

Units
7 residential
Subway
10 min walk to Myrtle-Willoughby Avs GBedford-Nostrand Avs G, 12 min
Principals
Yaniv Nasimi
Average $/sf
$1,049Homes in Schedule A, as first offered
Common charges
$331–$967 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 - June 30, 2026
Offering price
$5.96 million total

The sponsor of record is 197 Pulaski LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 246 pages. The sponsor has filed 3 amendments, the latest in May 2026. The nearest other condo plan on file is 187 Pulaski Street Condominium, next door.

Plan CD240053 · New · accepted Apr 29, 2025 · AG record ↗

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FigureThis building148 Stanhope28 units · 1 miaccepted 2025The Harman38 units · 1.1 miaccepted 2025
Common ChargesPer Square Foot / Month$0.60Above peers$0.53$0.55
Average Offering PricePer Apartment$852,143In line$868,375$820,625
Average PricePer Square Foot$1,049Below peers$1,107$1,130
Property TaxesPer Square Foot / Month$0.90In line$0.80$1.08
Average Unit SizeSquare Feet812 SFLarger785 SF726 SF

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Unit mix, closings, budgets, finishes and the team, against 48 Stanhope and The Harman, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Brooklyn plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed43% of the homes in Schedule A3 of 7
Closing prices vs. Schedule A3 homes: $1,860,000 at closing against $1,970,000 in Schedule A (p. 35)−5.6%
Average closing price3 homes, on their Schedule A square feet$1,023 / SF
Closingsfirst and latest recordedNov 26, 2025 – Jun 16, 2026

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 3 closings
HomeRecordedClosing priceSchedule ADifference
2BNov 26, 2025$633,000$650,000 p. 35−2.6%
3ADec 18, 2025$628,000$650,000 p. 35−3.4%
3BJun 16, 2026$599,000$670,000 p. 35−10.6%

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Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
197 Pulaski LLC
Principals
Yaniv Nasimi
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection

From our research: Do NYC Developers Rehire the Same Firms?

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