THE CONDO BOOK PROJECT

266 7th Street Condominium

266 7th Street, Brooklyn, NY 11215

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Overview

Units
3 residential
Subway
2 min walk to 4 Av-9 St F G RUnion St R, 10 min
Principals
David Ettedgui, Farhad Bokhour, Zohar Zauber
Average $/sf
$1,468Homes in Schedule A, as first offered
Common charges
$370–$570 a monthSponsor's first-year estimate in Schedule A, Commencing On September 1, 2021
Offering price
$5.46 million total

The sponsor of record is One Brooklyn LLC, represented by Raphael And Marks Attorneys At Law. The offering plan runs 309 pages. The sponsor has filed 2 amendments, the latest in September 2021. The nearest other condo plan on file is 285 7th Street Condominium, next door.

Plan CD210037 · New · accepted Aug 2, 2021 · AG record ↗

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FigureThis building1617 Warren23 units · 0.8 miaccepted 202185 3rd33 units · 0.5 miaccepted 2020
Common ChargesPer Square Foot / Month$0.40In line$0.25$0.63
Average Offering PricePer Apartment$1.73MLowest$2.18M$2.11M
Average PricePer Square Foot$1,468In line$1,413$1,486
Property TaxesPer Square Foot / Month$0.41In line$0.12$1.00
Average Unit SizeSquare Feet1,178 SFSmallest1,545 SF1,419 SF

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Unit mix, closings, budgets, finishes and the team, against 617 Warren and 85 3rd, 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 A3 of 3
Closing prices vs. Schedule A3 homes: $5,350,452 at closing against $5,189,000 in Schedule A (p. 37)+3.1%
Average closing price3 homes, on their Schedule A square feet$1,514 / SF
Closingsfirst and latest recordedFeb 2, 2022 – Feb 22, 2022

Sales recorded with the Department of Finance (ACRIS) through Jun 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 3 closings
HomeRecordedClosing priceSchedule ADifference
201Feb 2, 2022$1,508,000$1,295,000 p. 37+16.4%
301Feb 3, 2022$2,255,000$2,195,000 p. 37+2.7%
101Feb 22, 2022$1,587,452$1,699,000 p. 37−6.6%

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Closings are for subscribers

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
One Brooklyn LLC
Principals
David Ettedgui, Farhad Bokhour, Zohar Zauber
Tax estimate
The Mazursky Group, Inc.Prepared the first-year real estate tax projection

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

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