THE CONDO BOOK PROJECT

Belvedere Cx Condominium

205 North Henry Street, Brooklyn, NY 11222

Compare

Overview

Units
3 residential
Subway
9 min walk to Nassau Av GGreenpoint Av G, 16 min
Principals
Krzysztof Rostek, Moshe Pasman, Lukasz Rusin
Average $/sf
$1,264Homes in Schedule A, as first offered
Common charges
$496–$680 a monthSponsor's first-year estimate in Schedule A, January 1, 2022 to December 31, 2022
Offering price
$4.83 million total

The sponsor of record is 205 North Henry LLC, represented by Malewski, Malewski & Boccio, LLP. The offering plan runs 290 pages. The sponsor has filed 1 amendment, the latest in February 2022. The nearest other condo plan on file is 184 Russell Condominium, next door.

Plan CD210211 · Rehab · accepted Dec 13, 2021 · AG record ↗

Compare

FigureThis building189 South 424 units · 1.4 miaccepted 2022590 Lorimer33 units · 0.9 miaccepted 2023
Common ChargesPer Square Foot / Month$0.48Above peers$0.47$0.41
Average Offering PricePer Apartment$1.61MIn line$1.46M$1.73M
Average PricePer Square Foot$1,264In line$1,203$1,430
Property TaxesPer Square Foot / Month$0.31In line$0.48$0.10
Average Unit SizeSquare Feet1,273 SFLarger1,215 SF1,209 SF

Free Account

See the Full Comp

Unit mix, closings, budgets, finishes and the team, against 89 South 4 and 590 Lorimer, cited to the offering plans. No credit card required.

Create a free account
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 A3 of 3
Closing prices vs. Schedule A3 homes: $4,656,097 at closing against $4,827,000 in Schedule A (p. 36)−3.5%
Average closing price3 homes, on their Schedule A square feet$1,219 / SF
Closingsfirst and latest recordedJul 7, 2022 – Dec 7, 2022

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 2022: 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
1Jul 7, 2022$1,795,375$1,779,000 p. 36+0.9%
3Aug 1, 2022$1,675,000$1,749,000 p. 36−4.2%
2Dec 7, 2022$1,185,722$1,299,000 p. 36−8.7%

Pro

Closings are for subscribers

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

Subscribe to seeAlready a member? Sign in

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 North Henry LLC
Principals
Krzysztof Rostek, Moshe Pasman, Lukasz Rusin
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection

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

Nearby