THE CONDO BOOK PROJECT

316 22nd Street Condominium

316 22nd Street, Brooklyn, NY 11215

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Overview

Units
9 residential
Subway
10 min walk to 25 St RProspect Av R, 12 min
Principals
Eleonora Hroncich
Average $/sf
$1,646Homes in Schedule A, as first offered
Common charges
$240–$798 a monthSponsor's first-year estimate in Schedule A, March 1, 2023 through February 29, 2024
Offering price
$15.4 million total $13.7 million when first offered

The sponsor of record is 316 22nd LLC, represented by Rosen Law LLC. The offering plan runs 382 pages. The sponsor has filed 5 amendments, the latest in October 2024. The nearest other condo plan on file is 324 22nd Street Condominium, next door.

Plan CD220166 · New · accepted Dec 23, 2022 · AG record ↗

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FigureThis building1One Three Six210 units · 0.6 miaccepted 202253 Prospect Park35 units · 0.8 miaccepted 2023
Common ChargesPer Square Foot / Month$0.48Below peers$0.57$0.56
Average Offering PricePer Apartment$1.52MIn line$1.15M$1.82M
Average PricePer Square Foot$1,646In line$1,392$1,662
Property TaxesPer Square Foot / Month$0.68Lowest$1.27$1.29
Average Unit SizeSquare Feet924 SFIn line828 SF1,098 SF

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Unit mix, closings, budgets, finishes and the team, against One Three Six and 53 Prospect Park, 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 A9 of 9
Closing prices vs. Schedule A9 homes: $10,021,582 at closing against $13,690,000 in Schedule A (p. 48)−26.8%
Average closing price9 homes, on their Schedule A square feet$1,205 / SF
Closingsfirst and latest recordedOct 31, 2023 – Feb 6, 2025

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 9 closings
HomeRecordedClosing priceSchedule ADifference
2COct 31, 2023$1,538,000$1,538,400 p. 48−0%
3ANov 17, 2023$1,200,000$1,164,000 p. 48+3.1%
3BDec 20, 2023$1,150,000$1,227,600 p. 48−6.3%
2AMay 8, 2024$813,582$949,200 p. 48−14.3%
4AJun 28, 2024$1,500,000$2,483,200 p. 48−39.6%
1BJul 29, 2024$835,000$1,744,000 p. 48−52.1%
1CDec 23, 2024$910,000$1,601,600 p. 48−43.2%
1AFeb 3, 2025$880,000$1,754,400 p. 48−49.8%
2BFeb 6, 2025$1,195,000$1,227,600 p. 48−2.7%

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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
316 22nd LLC
Principals
Eleonora Hroncich
Tax estimate
Rosen Law, LLCPrepared the first-year real estate tax projection
Construction lender
Investors Bank$3 million recorded

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

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