THE CONDO BOOK PROJECT

The Commodore A/K/A 31 North Elliot Place Condominium

31 North Elliot Place, Brooklyn, NY 11205

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Overview

Units
5 residential · 1 commercial
Subway
13 min walk to DeKalb Av B Q RYork St F, 14 min
Principals
Rosalie Garcia
Average $/sf
$1,401Homes in Schedule A, as first offered
Common charges
$551–$614 a monthSponsor's first-year estimate in Schedule A, 7/1/2023 - 6/30/2024
Offering price
$9.25 million total

The sponsor of record is 31 N Elliott Pl Residency LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 313 pages. The sponsor has filed 1 amendment, the latest in February 2023. The nearest other condo plan on file is 33 North Elliott Place Condominium, next door.

Plan CD220189 · New · accepted Feb 1, 2023 · AG record ↗

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FigureThis building1984 Bergen24 units · 1.9 miaccepted 2023210 Columbia33 units · 1.6 miaccepted 2022
Common ChargesPer Square Foot / Month$0.46Highest$0.35$0.38
Average Offering PricePer Apartment$1.75MBelow peers$1.78M$1.86M
Average PricePer Square Foot$1,401Above peers$1,389$1,400
Property TaxesPer Square Foot / Month$0.76Highest$0.32$0.38
Average Unit SizeSquare Feet1,249 SFSmaller1,282 SF1,328 SF

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Unit mix, closings, budgets, finishes and the team, against 984 Bergen and 210 Columbia, 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: $6,755,397 at closing against $8,750,000 in Schedule A (p. 36)−22.8%
Average closing price5 homes, on their Schedule A square feet$1,082 / SF
Closingsfirst and latest recordedSep 22, 2023 – Nov 6, 2024

Sales recorded with the Department of Finance (ACRIS) through Nov 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 5 closings
HomeRecordedClosing priceSchedule ADifference
4Sep 22, 2023$1,485,000$1,750,000 p. 36−15.1%
5Sep 29, 2023$1,485,000$1,750,000 p. 36−15.1%
6Oct 27, 2023$1,550,000$1,750,000 p. 36−11.4%
3Sep 13, 2024$1,260,397$1,750,000 p. 36−28%
2Nov 6, 2024$975,000$1,750,000 p. 36−44.3%

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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
31 N Elliott Pl Residency LLC
Principals
Rosalie Garcia
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection
Construction lender
31 N Elliott Funding LP

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

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