THE CONDO BOOK PROJECT

Lawn Court Condominium Iii

3411 Guider Avenue, Brooklyn, NY 11235

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Overview

Units
6 residential · 6 parking
Subway
8 min walk to Sheepshead Bay B QBrighton Beach B Q, 9 min
Principals
Alexandr Gerchik, Sergey Guberman
Average $/sf
$322Homes in Schedule A, as first offered
Common charges
$152–$211 a monthSponsor's first-year estimate in Schedule A, Beginning July 1, 2004 And Ending June 30, 2005
Offering price
$2.65 million total

The sponsor of record is 3411 Guider Realty, LLC, represented by Yevgeny Tsyngauz. The offering plan runs 236 pages. The sponsor has filed 1 amendment, the latest in April 2004. The nearest other condo plan on file is Lawn Court Condominium Ii, next door.

Plan CD030253 · New · accepted Mar 11, 2004 · AG record ↗

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FigureThis building1Freedom Square24 units · 1.3 miaccepted 20041829 & 1833 East 13th312 units · 1.5 miaccepted 2004
Common ChargesPer Square Foot / Month$0.12In line$0.22$0.08
Average Offering PricePer Apartment$441,667Lowest$548,500$715,250
Average PricePer Square Foot$322Below peers$354$448
Property TaxesPer Square Foot / Month$0.01Lowest$0.10$0.20
Average Unit SizeSquare Feet1,373 SFSmaller1,551 SF1,597 SF

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Unit mix, closings, budgets, finishes and the team, against Freedom Square and 1829 & 1833 East 13th, cited to the offering plans. No credit card required, and it also connects to ChatGPT and Claude, with limited access.

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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.

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Closings Pro

Homes closed100% of the homes in Schedule A6 of 6
Closing prices vs. Schedule A6 homes: $2,745,654 at closing against $2,650,000 in Schedule A (p. 18)+3.6%
Average closing price6 homes, on their Schedule A square feet$333 / SF
Closingsfirst and latest recordedJul 7, 2004 – Jul 23, 2004

Sales recorded with the Department of Finance (ACRIS) through Jan 31, 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 6 closings
HomeRecordedClosing priceSchedule ADifference
5Jul 7, 2004$466,440$440,000 p. 18+6%
4Jul 8, 2004$415,740$410,000 p. 18+1.4%
2Jul 12, 2004$410,670$390,000 p. 18+5.3%
1Jul 16, 2004$390,390$380,000 p. 18+2.7%
6Jul 21, 2004$666,954$630,000 p. 18+5.9%
3Jul 23, 2004$395,460$400,000 p. 18−1.1%

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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
3411 Guider Realty, LLC
Principals
Alexandr Gerchik, Sergey Guberman
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection

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

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