THE CONDO BOOK PROJECT

Emmons Avenue Condominium

3165 Emmons Avenue, Brooklyn, NY 11235

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Overview

Units
43 residential · 54 parking · 3 commercial
Subway
24 min walk to Sheepshead Bay B QBrighton Beach B Q, 33 min
Average $/sf
$700Homes in Schedule A, as first offered
Offering price
$31.3 million total

The sponsor of record is Emmons Coyle Realty, LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 443 pages. The sponsor has filed 9 amendments, the latest in July 2015. The nearest other condo plan on file is President Square Condominium, next door.

Plan CD060592 · New · accepted Jan 17, 2007 · AG record ↗

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FigureThis building12615-2621 East 17th229 units · 1 miaccepted 2006Brighton Tower II338 units · 1.5 miaccepted 2008
Common ChargesPer Square Foot / Month$0.36Highest$0.17$0.13
Average Offering PricePer Apartment$631,253Above peers$626,103$586,452
Average PricePer Square Foot$700Highest$567$462
Average Unit SizeSquare Feet902 SFSmallest1,104 SF1,268 SF

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Unit mix, closings, budgets, finishes and the team, against 2615-2621 East 17th and Brighton Tower II, 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 A43 of 43
Closing prices vs. Schedule A43 homes: $18,221,468 at closing against $27,143,900 in Schedule A (p. 198, p. 199)−32.9%
Average closing price43 homes, on their Schedule A square feet$470 / SF
Closingsfirst and latest recordedNov 25, 2009 – Nov 3, 2016

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 43 closings
HomeRecordedClosing priceSchedule ADifference
2INov 25, 2009$415,740$630,000 p. 198−34%
3GDec 17, 2009$395,460$512,400 p. 199−22.8%
1BJan 26, 2010$273,780$473,200 p. 198−42.1%
2DMar 18, 2010$344,760$549,500 p. 198−37.3%
2BApr 21, 2010$317,382$500,500 p. 198−36.6%
3BApr 30, 2010$324,480$500,500 p. 199−35.2%
1AJun 4, 2010$365,040$628,600 p. 198−41.9%
2CJun 29, 2010$344,659$497,000 p. 198−30.7%
2GJun 29, 2010$349,830$498,400 p. 198−29.8%
2KJul 28, 2010$610,950$795,200 p. 199−23.2%
1CSep 22, 2010$319,410$496,300 p. 198−35.6%
2HNov 10, 2010$456,300$630,000 p. 198−27.6%
2ADec 1, 2010$425,880$630,000 p. 198−32.4%
3AFeb 16, 2011$417,592$630,000 p. 199−33.7%
1HApr 5, 2011$455,000$628,600 p. 198−27.6%
3CApr 11, 2011$334,620$497,000 p. 199−32.7%
2FApr 28, 2011$344,760$501,200 p. 198−31.2%
1IJul 20, 2011$547,819$628,600 p. 198−12.9%
3EOct 5, 2011$258,570$368,200 p. 199−29.8%
1EJan 31, 2012$234,260$338,100 p. 198−30.7%
2JJan 31, 2012$314,340$500,500 p. 198−37.2%
3JMar 30, 2012$500,000$795,900 p. 199−37.2%
2LApr 17, 2012$610,950$840,700 p. 199−27.3%
3DMay 17, 2012$385,320$549,500 p. 199−29.9%
1GMay 23, 2012$329,550$471,100 p. 198−30%
2MJul 26, 2012$330,000$516,600 p. 199−36.1%
1KJun 4, 2013$499,902$795,200 p. 198−37.1%
3IAug 14, 2013$370,110$494,200 p. 199−25.1%
2NAug 30, 2013$466,440$685,300 p. 199−31.9%
3FSep 18, 2013$345,000$501,200 p. 199−31.2%
1NSep 23, 2013$519,000$667,800 p. 198−22.3%
1LJan 16, 2014$556,200$840,700 p. 198−33.8%
1FJan 31, 2014$345,000$499,800 p. 198−31%
1DApr 14, 2014$344,760$517,300 p. 198−33.4%
3MJul 11, 2014$636,406$1,016,400 p. 199−37.4%
2EJul 15, 2014$249,471$368,200 p. 198−32.2%
3NFeb 19, 2015$636,406$1,045,100 p. 199−39.1%
3OMar 13, 2015$702,593$1,140,300 p. 199−38.4%
3KMar 23, 2015$702,593$1,163,400 p. 199−39.6%
3HJun 22, 2015$405,600$595,000 p. 199−31.8%
3LAug 28, 2015$600,000$1,019,200 p. 199−41.1%
1MNov 19, 2015$354,900$685,300 p. 198−48.2%
1JNov 3, 2016$480,636$501,900 p. 198−4.2%

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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
Emmons Coyle Realty, LLC
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection
Construction lender
HSBC BankLender on the mortgage and building loan agreement recorded August 2006 in ACRIS; $17 million recorded

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

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