THE CONDO BOOK PROJECT

205 Java Street Condominium

205 Java Street, Brooklyn, NY 11222

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Overview

Units
6 residential
Subway
3 min walk to Greenpoint Av GNassau Av G, 11 min
Principals
Dor Goldstein, Nir Benhorin
Average $/sf
$1,792Homes in Schedule A, as first offered
Common charges
$449–$905 a monthSponsor's first-year estimate in Schedule A, January 1, 2025 To December 31, 2025
Offering price
$12.6 million total

The sponsor of record is 205 Java St LLC, represented by Eial Girtz, PC. The offering plan runs 266 pages. The sponsor has filed 2 amendments, the latest in April 2025. The nearest other condo plan on file is Belvedere Lxii Condominium, next door.

Plan CD230338 · New · accepted Apr 23, 2024 · AG record ↗

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FigureThis building1177 Greenpoint28 units · 0.1 miaccepted 2024183 Java35 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.51Above peers$0.45$0.41
Average Offering PricePer Apartment$2.09MAbove peers$1.88M$1.75M
Average PricePer Square Foot$1,792In line$1,754$1,820
Property TaxesPer Square Foot / Month$0.87In line$1.34$0.67
Average Unit SizeSquare Feet1,167 SFLarger1,072 SF964 SF

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Unit mix, closings, budgets, finishes and the team, against 177 Greenpoint and 183 Java, 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: $10,995,534 at closing against $12,550,000 in Schedule A (p. 36)−12.4%
Average closing price6 homes, on their Schedule A square feet$1,570 / SF
Closingsfirst and latest recordedJan 17, 2025 – Jan 5, 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 6 closings
HomeRecordedClosing priceSchedule ADifference
1Jan 17, 2025$1,380,000$1,600,000 p. 36−13.7%
4Jan 30, 2025$2,225,000$2,300,000 p. 36−3.3%
2Mar 25, 2025$1,600,000$1,850,000 p. 36−13.5%
5May 20, 2025$1,700,000$1,950,000 p. 36−12.8%
3Jul 25, 2025$1,550,000$1,850,000 p. 36−16.2%
6Jan 5, 2026$2,540,534$3,000,000 p. 36−15.3%

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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
205 Java St LLC
Principals
Dor Goldstein, Nir Benhorin
Tax estimate
RE Tax Service, LLCPrepared the first-year real estate tax projection
Construction lender
Bullpath Capital$4.85 million loan stated in the plan

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

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