THE CONDO BOOK PROJECT

One St. Nicholas Park Condominium

320 West 135th Street, Manhattan, NY 10030

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Overview

Units
17 residential · 2 commercial
Subway
1 min walk to 135 St B C135 St 2 3, 8 min
Developers
All Renovation LLC, F-Lot Development LLC
Principals
Alessandro Cimini, Carlos Romero, Ignacio Lamar, Maria Bazo, Pietro Calabretta, Rafael Santandreu
Average $/sf
$1,322Homes in Schedule A, as first offered
Common charges
$385–$786 a monthSponsor's first-year estimate in Schedule A, January 1, 2021 To December 31, 2021
Offering price
$17.8 million total $17.6 million when first offered

The sponsor of record is Boc St. Nicholas LLC, represented by Law Offices Of Lawrence E. Fabian. The offering plan runs 306 pages. The nearest other condo plan on file is Strivers Gardens Condominium, next door.

Plan CD190374 · New · accepted Apr 1, 2021 · AG record ↗

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FigureThis building1Parc North225 units · 1.2 miaccepted 202099 Morningside322 units · 0.6 miaccepted 2019
Common ChargesPer Square Foot / Month$0.83Lowest$1.05$1.04
Average Offering PricePer Apartment$912,235In line$904,000$1.91M
Average PricePer Square Foot$1,322In line$1,171$1,364
Property TaxesPer Square Foot / Month$0.87Lowest$1.27$1.12
Average Unit SizeSquare Feet690 SFSmaller772 SF1,403 SF

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Unit mix, closings, budgets, finishes and the team, against Parc North and 99 Morningside, 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.

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
Boc St. Nicholas LLC
Developers
All Renovation LLC, F-Lot Development LLC
Principals
Alessandro Cimini, Carlos Romero, Ignacio Lamar, Maria Bazo, Pietro Calabretta, Rafael Santandreu
Tax estimate
RE Tax Service LLCPrepared the first-year real estate tax projection
Construction lender
Ponce BankLender on the mortgage and building loan agreement recorded January 2019 in ACRIS; $13.9 million recorded

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

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