THE CONDO BOOK PROJECT

3017 Brighton 8th Street Condominium

3017 Brighton 8th Street, Brooklyn, NY 11235

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Overview

Units
7 residential
Subway
3 min walk to Brighton Beach B QOcean Pkwy Q, 10 min
Average $/sf
$542Homes in Schedule A, as first offered
Common charges
$311–$430 a monthSponsor's first-year estimate in Schedule A, September 1, 2022 - August 31, 2023
Offering price
$2.4 million total

The sponsor of record is Smart Start Property, LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 274 pages. The sponsor has filed 2 amendments, the latest in June 2023. The nearest other condo plan on file is Oceanview I Condominium, next door.

Plan CD210296 · New · accepted May 17, 2022 · AG record ↗

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FigureThis building12135214 units · 1.3 miaccepted 2022168 Bay 49th38 units · 1.5 miaccepted 2021
Common ChargesPer Square Foot / Month$0.52Above peers$0.49$0.32
Average Offering PricePer Apartment$342,857Below peers$382,786$590,250
Average PricePer Square Foot$542In line$468$657
Property TaxesPer Square Foot / Month$0.93Highest$0.03$0.06
Average Unit SizeSquare Feet632 SFSmallest818 SF898 SF

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Unit mix, closings, budgets, finishes and the team, against 2135 and 168 Bay 49th, 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 closed14% of the homes in Schedule A1 of 7
Closing prices vs. Schedule A1 home: $300,000 at closing against $325,000 in Schedule A (p. 38)−7.7%
Average closing price1 home, on their Schedule A square feet$523 / SF
Closingsfirst and latest recordedFeb 2, 2023

Sales recorded with the Department of Finance (ACRIS) through Oct 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 1 closings
HomeRecordedClosing priceSchedule ADifference
4BFeb 2, 2023$300,000$325,000 p. 38−7.7%

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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
Smart Start Property, LLC
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection

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

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