THE CONDO BOOK PROJECT

Vidro

313 West 121st Street, Manhattan, NY 10027

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Overview

Units
6 residential
Subway
5 min walk to 125 St A B C D116 St B C, 6 min
Principals
Bradley Simmons
Average $/sf
$1,279Homes in Schedule A, as first offered
Common charges
$396–$890 a monthSponsor's first-year estimate in Schedule A, 1/1/2019 - 12/31/2019
Offering price
$10 million total

The sponsor of record is Brittbran Realty Inc., represented by Marshall S. Schiff, PC. The offering plan runs 302 pages. The sponsor has filed 3 amendments, the latest in June 2020. The nearest other condo plan on file is 300 West 122nd Street Condominium, next door.

Plan CD180036 · New · accepted Oct 18, 2018 · AG record ↗

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FigureThis building1132-134 West 83rd26 units · 2 miaccepted 2018Marx36 units · 1.9 miaccepted 2021
Common ChargesPer Square Foot / Month$0.41Below peers$0.46$1.44
Average Offering PricePer Apartment$1.67MLowest$4.83M$3.24M
Average PricePer Square Foot$1,279Lowest$2,132$1,880
Property TaxesPer Square Foot / Month$0.93Lowest$1.67$1.47
Average Unit SizeSquare Feet1,305 SFSmallest2,265 SF1,724 SF

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Unit mix, closings, budgets, finishes and the team, against 132-134 West 83rd and Marx, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan 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 A6 of 6
Closing prices vs. Schedule A6 homes: $7,885,443 at closing against $10,019,485 in Schedule A (p. 26)−21.3%
Average closing price6 homes, on their Schedule A square feet$1,007 / SF
Closingsfirst and latest recordedAug 6, 2020 – Apr 16, 2021

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 2024: 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 6 closings
HomeRecordedClosing priceSchedule ADifference
5Aug 6, 2020$1,205,000$1,257,400 p. 26−4.2%
4Sep 22, 2020$1,135,000$1,269,210 p. 26−10.6%
3Oct 5, 2020$1,100,000$1,280,990 p. 26−14.1%
PHOct 30, 2020$1,700,000$2,214,641 p. 26−23.2%
2Dec 28, 2020$1,038,615$1,315,670 p. 26−21.1%
1Apr 16, 2021$1,706,828$2,681,574 p. 26−36.3%

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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
Brittbran Realty Inc.
Principals
Bradley Simmons
Tax estimate
Empire Consulting Service, Inc.Prepared the first-year real estate tax projection
Construction lender
Ontario Wealth Management Corporation$4 million recorded

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

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