THE CONDO BOOK PROJECT

St. Nick Avenue Condominium

198 Saint Nicholas Avenue & 459 Harman Street, Brooklyn, NY 11237

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Overview

Units
6 residential
Subway
4 min walk to DeKalb Av LMyrtle-Wyckoff Avs L M, 8 min
Principals
Noam Amos, Yishai Antebi Saka
Average $/sf
$1,351Homes in Schedule A, as first offered
Common charges
$277–$761 a monthSponsor's first-year estimate in Schedule A, January 1, 2023 To December 31, 2023
Offering price
$9.64 million total $10 million when first offered

The sponsor of record is St. Nick Properties LLC, represented by Eial Girtz, PC. The offering plan runs 308 pages. The sponsor has filed 3 amendments, the latest in December 2024. The nearest other condo plan on file is 184 St. Nicholas Avenue Condominium, next door.

Plan CD220142 · New · accepted Jan 27, 2023 · AG record ↗

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FigureThis building140 Skillman26 units · 2 miaccepted 2023Herbert House37 units · 1.8 miaccepted 2022
Common ChargesPer Square Foot / Month$0.40Lowest$0.49$0.71
Average Offering PricePer Apartment$1.67MIn line$2.19M$917,429
Average PricePer Square Foot$1,351In line$1,645$1,308
Property TaxesPer Square Foot / Month$0.48In line$0.18$0.90
Average Unit SizeSquare Feet1,238 SFIn line1,332 SF701 SF

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Unit mix, closings, budgets, finishes and the team, against 40 Skillman and Herbert House, 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 closed100% of the homes in Schedule A6 of 6
Closing prices vs. Schedule A6 homes: $9,889,168 at closing against $10,033,000 in Schedule A (p. 38)−1.4%
Average closing price6 homes, on their Schedule A square feet$1,332 / SF
Closingsfirst and latest recordedFeb 20, 2024 – Jun 6, 2025

Sales recorded with the Department of Finance (ACRIS) through Aug 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3HFeb 20, 2024$1,915,000$1,975,000 p. 38−3%
1HFeb 23, 2024$1,883,763$1,349,000 p. 38+39.6%
2HFeb 23, 2024$1,325,000$1,795,000 p. 38−26.2%
2SMar 18, 2024$1,237,174$1,900,000 p. 38−34.9%
1SJan 10, 2025$1,781,933$1,849,000 p. 38−3.6%
3SJun 6, 2025$1,746,299$1,165,000 p. 38+49.9%

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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
St. Nick Properties LLC
Principals
Noam Amos, Yishai Antebi Saka
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
LYZ$3.5 million loan stated in the plan

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

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