THE CONDO BOOK PROJECT

Dod

27 Dodworth Street, Brooklyn, NY 11221

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Overview

Units
5 residential
Subway
5 min walk to Kosciuszko St JCentral Av M, 6 min
Principals
Asaf Ringlheim
Average $/sf
$883Homes in Schedule A, as first offered
Common charges
$106–$326 a monthSponsor's first-year estimate in Schedule A, 1/1/2017 - 12/31/2017
Offering price
$4.17 million total $2.2 million when first offered

The sponsor of record is 27 Dodworth, LLC, represented by Law Office Of Charles Mandelbaum, P.C.. The offering plan runs 301 pages. The sponsor has filed 1 amendment, the latest in May 2016. The nearest other condo plan on file is 17 Dodworth Street Condominium, next door.

Plan CD150140 · New · accepted Oct 13, 2015 · AG record ↗

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FigureThis building1Ridgewood Place24 units · 1 miaccepted 2016172 Wilson38 units · 0.4 miaccepted 2015
Common ChargesPer Square Foot / Month$0.24Lowest$0.29$0.39
Average Offering PricePer Apartment$833,600In line$867,000$826,250
Average PricePer Square Foot$883Above peers$878$721
Property TaxesPer Square Foot / Month$0.27Lowest$0.57$0.83
Average Unit SizeSquare Feet944 SFSmaller988 SF1,147 SF

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Unit mix, closings, budgets, finishes and the team, against Ridgewood Place and 172 Wilson, 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 A5 of 5
Closing prices vs. Schedule A5 homes: $4,071,980 at closing against $4,168,000 in Schedule A (p. 24)−2.3%
Average closing price5 homes, on their Schedule A square feet$863 / SF
Closingsfirst and latest recordedJun 30, 2016 – Nov 30, 2018

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 5 closings
HomeRecordedClosing priceSchedule ADifference
1FJun 30, 2016$998,500$1,050,000 p. 24−4.9%
2FJul 11, 2016$840,065$895,000 p. 24−6.1%
4RJul 14, 2016$492,581$449,000 p. 24+9.7%
3FJul 26, 2016$911,334$925,000 p. 24−1.5%
4FNov 30, 2018$829,500$849,000 p. 24−2.3%

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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
27 Dodworth, LLC
Principals
Asaf Ringlheim
Tax estimate
LAW OFFICE OF CHARLES MANDELBAUM, P.C.Prepared the first-year real estate tax projection

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

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