THE CONDO BOOK PROJECT

364 Harman Street Luxury Condominium

364 Harman Street, Brooklyn, NY 11237

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Overview

Units
16 residential · 8 parking
Subway
4 min walk to DeKalb Av LKnickerbocker Av M, 4 min
Average $/sf
$1,030Homes in Schedule A, as first offered
Common charges
$506–$900 a monthSponsor's first-year estimate in Schedule A, September 1, 2020 - August 31, 2021
Offering price
$9.86 million total $9.9 million when first offered

The sponsor of record is 364 Harman, LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 314 pages. The sponsor has filed 2 amendments, the latest in May 2021. The nearest other condo plan on file is 366 Harman Condominium, next door.

Plan CD190123 · New · accepted Dec 9, 2019 · AG record ↗

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FigureThis building11122 & 1126 Lafayette218 units · 0.8 miaccepted 20201269 Dekalb310 units · 0.6 miaccepted 2020
Common ChargesPer Square Foot / Month$1.03Highest$0.36$0.54
Average Offering PricePer Apartment$598,652Lowest$781,222$713,530
Average PricePer Square Foot$1,030In line$1,164$960
Property TaxesPer Square Foot / Month$1.22Highest$0.88$0.85
Average Unit SizeSquare Feet581 SFSmaller671 SF743 SF

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Unit mix, closings, budgets, finishes and the team, against 1122 & 1126 Lafayette and 1269 Dekalb, 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 closed94% of the homes in Schedule A15 of 16
Closing prices vs. Schedule A15 homes: $8,465,000 at closing against $8,997,426 in Schedule A (p. 39, p. 40)−5.9%
Average closing price15 homes, on their Schedule A square feet$972 / SF
Closingsfirst and latest recordedNov 6, 2020 – Aug 5, 2021

Sales recorded with the Department of Finance (ACRIS) through Jun 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 15 closings
HomeRecordedClosing priceSchedule ADifference
3BNov 6, 2020$470,000$507,150 p. 39−7.3%
5ANov 19, 2020$900,000$901,416 p. 40−0.2%
4BDec 1, 2020$470,000$507,150 p. 40−7.3%
5CDec 16, 2020$585,000$620,000 p. 40−5.6%
3AFeb 12, 2021$600,000$627,000 p. 39−4.3%
4DFeb 18, 2021$585,000$587,000 p. 40−0.3%
3DFeb 23, 2021$575,000$587,000 p. 39−2%
2AMar 17, 2021$560,000$611,325 p. 39−8.4%
5BMar 22, 2021$465,000$524,055 p. 40−11.3%
4AMay 21, 2021$590,000$627,000 p. 39−5.9%
3CMay 24, 2021$575,000$581,000 p. 39−1%
1AJun 22, 2021$580,000$659,700 p. 39−12.1%
2DJul 2, 2021$545,000$578,195 p. 39−5.7%
2CJul 21, 2021$520,000$572,285 p. 39−9.1%
2BAug 5, 2021$445,000$507,150 p. 39−12.3%

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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
364 Harman, LLC
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection
Construction lender
Bank of Hope$3.85 million loan stated in the plan

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

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