THE CONDO BOOK PROJECT

Greenpoint 280 Condominium

280 Nassau Avenue, Brooklyn, NY 11222

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Overview

Units
7 residential
Subway
12 min walk to Nassau Av GGraham Av L, 19 min
Principals
Victor Sigoura
Average $/sf
$1,267Homes in Schedule A, as first offered
Common charges
$348–$740 a monthSponsor's first-year estimate in Schedule A, July 1, 2018 - June 30, 2019
Offering price
$7.74 million total

The sponsor of record is 280 Nassau Owner LLC **, represented by The Law Office Of Jay Lichtman, PC. The offering plan runs 333 pages. The sponsor has filed 4 amendments, the latest in September 2020. The nearest other condo plan on file is Greenpoint 282 Condominium, next door.

Plan CD170310 · New · accepted Feb 12, 2018 · AG record ↗

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FigureThis building1Greenpoint 28227 units · 0 miaccepted 2018251 Withers36 units · 0.6 miaccepted 2017
Common ChargesPer Square Foot / Month$0.60In line$0.61$0.32
Average Offering PricePer Apartment$1.11MIn line$1.11M$928,667
Average PricePer Square Foot$1,267In line$1,288$1,143
Property TaxesPer Square Foot / Month$0.71In line$0.72$0.61
Average Unit SizeSquare Feet873 SFLarger866 SF813 SF

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Unit mix, closings, budgets, finishes and the team, against Greenpoint 282 and 251 Withers, 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 A7 of 7
Closing prices vs. Schedule A7 homes: $5,960,441 at closing against $7,744,800 in Schedule A (p. 33)−23%
Average closing price7 homes, on their Schedule A square feet$975 / SF
Closingsfirst and latest recordedOct 2, 2019 – Dec 3, 2020

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 7 closings
HomeRecordedClosing priceSchedule ADifference
1BOct 2, 2019$1,225,000$1,583,400 p. 33−22.6%
1AOct 3, 2019$592,500$822,150 p. 33−27.9%
PHOct 7, 2019$990,000$1,473,150 p. 33−32.8%
2BFeb 7, 2020$803,399$955,500 p. 33−15.9%
3ANov 10, 2020$799,000$977,550 p. 33−18.3%
2ADec 2, 2020$755,542$977,550 p. 33−22.7%
3BDec 3, 2020$795,000$955,500 p. 33−16.8%

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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
280 Nassau Owner LLC **
Principals
Victor Sigoura
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Bank OZK

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

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