THE CONDO BOOK PROJECT

James - Boutique Condominium Building

258 St. James Place, Brooklyn, NY 11238

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Overview

Units
8 residential
Subway
2 min walk to Clinton-Washington Avs CClinton-Washington Avs G, 9 min
Principals
Einav Gelberg
Average $/sf
$1,612Homes in Schedule A, as first offered
Common charges
$268–$638 a monthSponsor's first-year estimate in Schedule A, January 1, 2025 - December 31, 2025
Offering price
$12.7 million total

The sponsor of record is 258 St James Pl LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 297 pages. The sponsor has filed 2 amendments, the latest in August 2024. The nearest other condo plan on file is 936 Fulton Street Condominium, next door.

Plan CD240024 · New · accepted Jul 12, 2024 · AG record ↗

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FigureThis building1Bedford Condos210 units · 1 miaccepted 2024345 Bergen36 units · 0.8 miaccepted 2024
Common ChargesPer Square Foot / Month$0.49In line$0.70$0.43
Average Offering PricePer Apartment$1.58MIn line$1.36M$2.42M
Average PricePer Square Foot$1,612Above peers$1,584$1,575
Property TaxesPer Square Foot / Month$0.40Lowest$1.30$1.05
Average Unit SizeSquare Feet983 SFIn line862 SF1,535 SF

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Unit mix, closings, budgets, finishes and the team, against Bedford Condos and 345 Bergen, 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 A8 of 8
Closing prices vs. Schedule A8 homes: $11,404,870 at closing against $12,675,000 in Schedule A (p. 33)−10%
Average closing price8 homes, on their Schedule A square feet$1,450 / SF
Closingsfirst and latest recordedNov 7, 2024 – Jul 18, 2025

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2025: 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
501Nov 7, 2024$1,731,025$1,950,000 p. 33−11.2%
301Nov 12, 2024$1,680,113$1,950,000 p. 33−13.8%
401Nov 15, 2024$1,690,295$1,950,000 p. 33−13.3%
601Nov 20, 2024$2,138,325$1,950,000 p. 33+9.7%
202Nov 21, 2024$814,600$875,000 p. 33−6.9%
201Nov 26, 2024$935,000$1,050,000 p. 33−11%
101Jan 6, 2025$865,513$1,200,000 p. 33−27.9%
102Jul 18, 2025$1,550,000$1,750,000 p. 33−11.4%

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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
258 St James Pl LLC
Principals
Einav Gelberg
Tax estimate
Re Tax ServicePrepared the first-year real estate tax projection
Construction lender
Conventus$4.32 million recorded

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

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