THE CONDO BOOK PROJECT

204 Withers Street Condominium

204 Withers Street, Brooklyn, NY 11211

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Overview

Units
7 residential
Subway
5 min walk to Graham Av LGrand St L, 8 min
Principals
Ariel Benyacov
Average $/sf
$1,470Homes in Schedule A, as first offered
Common charges
$358–$722 a monthSponsor's first-year estimate in Schedule A, October 1, 2025 – September 30, 2026
Offering price
$7.73 million total $7.38 million when first offered

The sponsor of record is Bsd 204 LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 313 pages. The sponsor has filed 1 amendment, the latest in October 2025. The nearest other condo plan on file is 181 Jackson Street Condominium, next door.

Plan CD250074 · New · accepted Aug 19, 2025 · AG record ↗

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FigureThis building190 Herbert27 units · 0.2 miaccepted 2025117 Powers37 units · 0.4 miaccepted 2026
Common ChargesPer Square Foot / Month$0.68Above peers$0.65$0.61
Average Offering PricePer Apartment$1.05MBelow peers$1.15M$1.17M
Average PricePer Square Foot$1,470Below peers$1,625$1,658
Property TaxesPer Square Foot / Month$0.38Lowest$1.19$0.53
Average Unit SizeSquare Feet717 SFLarger705 SF708 SF

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Unit mix, closings, budgets, finishes and the team, against 90 Herbert and 117 Powers, 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 A7 of 7
Closing prices vs. Schedule A7 homes: $7,754,000 at closing against $7,375,000 in Schedule A (p. 28)+5.1%
Average closing price7 homes, on their Schedule A square feet$1,546 / SF
Closingsfirst and latest recordedJan 15, 2026 – Apr 23, 2026

Sales recorded with the Department of Finance (ACRIS) through May 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 7 closings
HomeRecordedClosing priceSchedule ADifference
1AJan 15, 2026$895,000$950,000 p. 28−5.8%
4BJan 15, 2026$979,000$925,000 p. 28+5.8%
2BFeb 13, 2026$995,000$950,000 p. 28+4.7%
1BFeb 20, 2026$1,295,000$1,300,000 p. 28−0.4%
2AMar 4, 2026$865,000$800,000 p. 28+8.1%
3BMar 18, 2026$1,075,000$950,000 p. 28+13.2%
3AApr 23, 2026$1,650,000$1,500,000 p. 28+10%

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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
Bsd 204 LLC
Principals
Ariel Benyacov
Tax estimate
RE Tax ServicePrepared the first-year real estate tax projection
Construction lender
Bayport FundingLender on the mortgage and building loan agreement recorded October 2024 in ACRIS; $4.78 million recorded

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

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