THE CONDO BOOK PROJECT

Certa House Condominium

2478 East 11th Street, Brooklyn, NY 11235

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Overview

Units
10 residential · 10 parking · 10 storage
Subway
9 min walk to Sheepshead Bay B QNeck Rd Q, 12 min
Principals
Eugene Volynets
Average $/sf
$810Homes in Schedule A, as first offered
Common charges
$292–$401 a monthSponsor's first-year estimate in Schedule A, April 1, 2023 - March 31, 2024
Offering price
$9.15 million total $8.5 million when first offered

The sponsor of record is 21y, LLC, represented by Law Office Of Jay Lichtman, P.C.. The offering plan runs 391 pages. The sponsor has filed 2 amendments, the latest in October 2023. The nearest other condo plan on file is 2450 East 11th Street Condominium, next door.

Plan CD220172 · New · accepted Jul 7, 2023 · AG record ↗

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FigureThis building1Aster Garden210 units · 0.9 miaccepted 2021Bealin310 units · 1.9 miaccepted 2024
Common ChargesPer Square Foot / Month$0.34Lowest$0.54$0.51
Average Offering PricePer Apartment$770,000In line$520,500$898,210
Average PricePer Square Foot$810In line$801$1,037
Property TaxesPer Square Foot / Month$0.58Lowest$1.04$1.03
Average Unit SizeSquare Feet951 SFLarger650 SF866 SF

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Unit mix, closings, budgets, finishes and the team, against Aster Garden and Bealin, 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 closed80% of the homes in Schedule A8 of 10
Closing prices vs. Schedule A8 homes: $6,293,412 at closing against $6,200,000 in Schedule A (p. 41)+1.5%
Average closing price8 homes, on their Schedule A square feet$821 / SF
Closingsfirst and latest recordedFeb 29, 2024 – Sep 2, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 8 closings
HomeRecordedClosing priceSchedule ADifference
2BFeb 29, 2024$758,596$750,000 p. 41+1.1%
1AMar 11, 2024$815,618$750,000 p. 41+8.7%
1DMar 11, 2024$813,582$750,000 p. 41+8.5%
2AMar 11, 2024$827,837$750,000 p. 41+10.4%
3BMay 29, 2024$650,000$850,000 p. 41−23.5%
2DAug 12, 2024$768,779$750,000 p. 41+2.5%
2CMay 20, 2026$760,000$750,000 p. 41+1.3%
3ASep 2, 2026$899,000$850,000 p. 41+5.8%

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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
21y, LLC
Principals
Eugene Volynets
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Columbia Bank

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

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