THE CONDO BOOK PROJECT

Brighton Tower Ii Condominium

3015 Brighton 6th Street, Brooklyn, NY 11235

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Overview

Units
38 residential · 44 parking · 4 commercial
Subway
3 min walk to Brighton Beach B QOcean Pkwy Q, 9 min
Developer
Mikhlin Holdings, Inc
Principals
Leon Mikhlin
Average $/sf
$462Homes in Schedule A, as first offered
Offering price
$24.6 million total

The sponsor of record is Brighton Builder, LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 298 pages. The sponsor has filed 5 amendments, the latest in May 2018. The nearest other condo plan on file is 3037 Brighton 6th Street Condominium, next door.

Plan CD080488 · New · accepted Oct 28, 2008 · AG record ↗

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FigureThis building12615-2621 East 17th229 units · 0.8 miaccepted 2006Emmons Avenue343 units · 1.5 miaccepted 2007
Common ChargesPer Square Foot / Month$0.13Lowest$0.17$0.36
Average Offering PricePer Apartment$586,452Below peers$626,103$631,253
Average PricePer Square Foot$462Lowest$567$700
Average Unit SizeSquare Feet1,268 SFLarger1,104 SF902 SF

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Unit mix, closings, budgets, finishes and the team, against 2615-2621 East 17th and Emmons Avenue, 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 A42 of 42
Closing prices vs. Schedule A38 homes: $18,307,595 at closing against $18,995,000 in Schedule A (p. 37)−3.6%
Average closing price38 homes, on their Schedule A square feet$483 / SF
Closingsfirst and latest recordedAug 23, 2012 – Mar 15, 2019

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 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 42 closings
HomeRecordedClosing priceSchedule ADifference
4CAug 23, 2012$359,970$355,000 p. 37+1.4%
7BSep 7, 2012$496,860$510,000 p. 37−2.6%
7CSep 7, 2012$370,000$370,000 p. 370%
5CSep 11, 2012$360,095$360,000 p. 37+0%
2ADec 6, 2012$627,242$600,000 p. 37+4.5%
3AFeb 7, 2013$539,673$550,000 p. 37−1.9%
3CFeb 11, 2013$349,830$350,000 p. 37−0%
9CFeb 13, 2013$380,250$385,000 p. 37−1.2%
10AFeb 13, 2013$610,950$585,000 p. 37+4.4%
10BFeb 13, 2013$498,888$525,000 p. 37−5%
11CFeb 13, 2013$395,460$395,000 p. 37+0.1%
13AFeb 13, 2013$636,406$600,000 p. 37+6.1%
3BFeb 27, 2013$402,680$490,000 p. 37−17.8%
11AApr 5, 2013$626,224$590,000 p. 37+6.1%
4BApr 30, 2013$466,440$495,000 p. 37−5.8%
5AMay 2, 2013$562,074$560,000 p. 37+0.4%
4AMay 24, 2013$588,549$555,000 p. 37+6%
8BJun 11, 2013$456,300$515,000 p. 37−11.4%
10CJun 12, 2013$390,390$390,000 p. 37+0.1%
6AJun 24, 2013$567,674$565,000 p. 37+0.5%
5BJun 26, 2013$505,176$500,000 p. 37+1%
6CJun 28, 2013$368,082$365,000 p. 37+0.8%
9AJul 9, 2013$610,950$580,000 p. 37+5.3%
11BJul 18, 2013$554,946$530,000 p. 37+4.7%
12AAug 1, 2013$641,498$595,000 p. 37+7.8%
6BAug 21, 2013$441,090$505,000 p. 37−12.7%
12BAug 21, 2013$565,126$535,000 p. 37+5.6%
2CSep 26, 2013$405,600$400,000 p. 37+1.4%
8CSep 27, 2013$380,250$380,000 p. 37+0.1%
12COct 11, 2013$405,600$400,000 p. 37+1.4%
7AOct 21, 2013$626,224$570,000 p. 37+9.9%
9BNov 18, 2013$524,399$520,000 p. 37+0.8%
13BNov 18, 2013$570,220$540,000 p. 37+5.6%
13CNov 18, 2013$405,600$405,000 p. 37+0.1%
PH1Nov 18, 2013$248,430$650,000 p. 37−61.8%
PH2Nov 18, 2013$248,430$650,000 p. 37−61.8%
8ADec 4, 2013$621,133$575,000 p. 37+8%
2BJan 7, 2014$498,888$550,000 p. 37−9.3%
C1Mar 15, 2019$200,000one deed, 4 homes$1,110,000 p. 37—
C2Mar 15, 2019$200,000one deed, 4 homes$1,110,000 p. 37—
C3Mar 15, 2019$200,000one deed, 4 homes$1,531,000 p. 37—
C4Mar 15, 2019$200,000one deed, 4 homes$1,885,000 p. 37—

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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
Brighton Builder, LLC
Developer
Mikhlin Holdings, Inc
Principals
Leon Mikhlin
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection
Construction lender
The Community Preservation Corporation$6.5 million loan stated in the plan

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

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