THE CONDO BOOK PROJECT

258 Winthrop Street Condominium

258 Winthrop Street, Brooklyn, NY 11225

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Overview

Units
8 residential
Subway
2 min walk to Winthrop St 2 5Church Av 2 5, 10 min
Principals
Amnon Chacham
Average $/sf
$1,195Homes in Schedule A, as first offered
Common charges
$241–$469 a monthSponsor's first-year estimate in Schedule A, October 1, 2021 - September 30, 2022
Offering price
$5.8 million total $5.49 million when first offered

The sponsor of record is 256 Winthrop LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 303 pages. The sponsor has filed 1 amendment, the latest in March 2022. The nearest other condo plan on file is 256 Winthrop Street Condominium, next door.

Plan CD210027 · New · accepted Jun 22, 2021 · AG record ↗

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FigureThis building1256 Winthrop28 units · 0 miaccepted 202154 Martense38 units · 0.5 miaccepted 2021
Common ChargesPer Square Foot / Month$0.50In line$0.50$0.40
Average Offering PricePer Apartment$725,500In line$725,500$626,875
Average PricePer Square Foot$1,195In line$1,195$1,048
Property TaxesPer Square Foot / Month$0.69Above peers$0.68$0.37
Average Unit SizeSquare Feet607 SFIn line607 SF598 SF

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Unit mix, closings, budgets, finishes and the team, against 256 Winthrop and 54 Martense, 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: $4,849,883 at closing against $5,804,000 in Schedule A (p. 30)−16.4%
Average closing price8 homes, on their Schedule A square feet$998 / SF
Closingsfirst and latest recordedJun 16, 2022 – Oct 6, 2022

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
3BJun 16, 2022$548,883$635,000 p. 30−13.6%
4AJun 24, 2022$539,000$629,000 p. 30−14.3%
2BJun 30, 2022$545,000$635,000 p. 30−14.2%
4BJul 18, 2022$849,000$1,099,000 p. 30−22.7%
1BJul 27, 2022$790,000$949,000 p. 30−16.8%
3AAug 10, 2022$540,000$629,000 p. 30−14.1%
2AAug 31, 2022$539,000$629,000 p. 30−14.3%
1AOct 6, 2022$499,000$599,000 p. 30−16.7%

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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
256 Winthrop LLC
Principals
Amnon Chacham
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection
Construction lender
Conventus

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

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