THE CONDO BOOK PROJECT

2131 Ocean Avenue Condominium

2131 Ocean Avenue, Brooklyn, NY 11229

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Overview

Units
16 residential · 14 parking
Subway
6 min walk to Kings Hwy B QAvenue M Q, 16 min
Average $/sf
$661Homes in Schedule A, as first offered
Offering price
$15.9 million total $15.8 million when first offered

The sponsor of record is Ocean Avenue Enterprises LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 322 pages. The sponsor has filed 3 amendments, the latest in June 2020. The nearest other condo plan on file is 2155 Ocean Avenue Condominium, next door.

Plan CD180457 · New · accepted Aug 30, 2019 · AG record ↗

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FigureThis building1Nuovo223 units · 0.4 miaccepted 2020Homecrest322 units · 0.1 miaccepted 2020
Common ChargesPer Square Foot / Month$0.26Lowest$0.75$0.83
Average Offering PricePer Apartment$844,688Highest$463,087$458,955
Average PricePer Square Foot$661Below peers$706$747
Average Unit SizeSquare Feet1,277 SFLargest656 SF614 SF

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Unit mix, closings, budgets, finishes and the team, against Nuovo and Homecrest, 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 A16 of 16
Closing prices vs. Schedule A16 homes: $13,272,612 at closing against $13,515,000 in Schedule A (p. 42, p. 43)−1.8%
Average closing price16 homes, on their Schedule A square feet$650 / SF
Closingsfirst and latest recordedAug 17, 2020 – Jan 29, 2025

Sales recorded with the Department of Finance (ACRIS) through Mar 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 16 closings
HomeRecordedClosing priceSchedule ADifference
7AAug 17, 2020$701,574$689,000 p. 43+1.8%
3BAug 26, 2020$746,377$655,000 p. 42+14%
6COct 8, 2020$802,381$788,000 p. 43+1.8%
6BOct 9, 2020$670,009$599,000 p. 42+11.9%
3CJul 26, 2021$748,000$758,000 p. 42−1.3%
4BJul 28, 2021$685,000$665,000 p. 42+3%
7CNov 16, 2021$1,170,988$1,423,000 p. 43−17.7%
5AFeb 11, 2022$973,680$942,000 p. 42+3.4%
5BApr 28, 2022$658,248$649,000 p. 42+1.4%
4CJun 23, 2022$818,000$768,000 p. 42+6.5%
7BJun 24, 2022$1,272,813$1,406,000 p. 43−9.5%
5CSep 13, 2022$848,202$778,000 p. 42+9%
6ADec 7, 2022$941,881$952,000 p. 42−1.1%
4AAug 4, 2023$657,407$932,000 p. 42−29.5%
3AJun 29, 2024$1,044,553$922,000 p. 42+13.3%
7DJan 29, 2025$533,500$589,000 p. 43−9.4%

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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
Ocean Avenue Enterprises LLC
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection
Construction lender
Ponce Bank$6.6 million loan stated in the plan

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

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