THE CONDO BOOK PROJECT

415 Degraw Street Condominium

415 Degraw Street, Brooklyn, NY 11217

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Overview

Units
6 residential · 1 parking
Subway
6 min walk to Carroll St F GBergen St F G, 7 min
Principals
Carlos Saavedra
Average $/sf
$2,207Homes in Schedule A, as first offered
Common charges
$385–$665 a monthSponsor's first-year estimate in Schedule A, July 1, 2023 - June 30, 2024
Offering price
$21 million total

The sponsor of record is 415 Degraw LLC / Eckstrom Degraw LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 307 pages. The sponsor has filed 2 amendments, the latest in May 2024. The nearest other condo plan on file is 118 Douglass Street Condominium, next door.

Plan CD220149 · Rehab · accepted Apr 28, 2023 · AG record ↗

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FigureThis building1124 Wyckoff23 units · 0.2 miaccepted 2023239 President34 units · 0.4 miaccepted 2022
Common ChargesPer Square Foot / Month$0.34Below peers$0.70$0.36
Average Offering PricePer Apartment$3.44MHighest$2.46M$2.48M
Average PricePer Square Foot$2,207Above peers$2,020$2,014
Property TaxesPer Square Foot / Month$0.94Highest$0.36$0.30
Average Unit SizeSquare Feet1,559 SFLargest1,220 SF1,229 SF

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Unit mix, closings, budgets, finishes and the team, against 124 Wyckoff and 239 President, 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 A6 of 6
Closing prices vs. Schedule A5 homes: $14,130,000 at closing against $16,145,000 in Schedule A (p. 50)−12.5%
Average closing price5 homes, on their Schedule A square feet$1,966 / SF
Closingsfirst and latest recordedJan 16, 2024 – Oct 9, 2024

Sales recorded with the Department of Finance (ACRIS) through Oct 31, 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 6 closings
HomeRecordedClosing priceSchedule ADifference
4Jan 16, 2024$2,950,000$3,395,000 p. 50−13.1%
3Feb 2, 2024$4,450,000$4,350,000 p. 50+2.3%
1AMar 29, 2024$2,575,000$3,000,000 p. 50−14.2%
5Jun 25, 2024$2,090,000$2,650,000 p. 50−21.1%
1BAug 26, 2024$2,065,000$2,750,000 p. 50−24.9%
PRKOct 9, 2024$304,200——

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Closings are for subscribers

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
415 Degraw LLC / Eckstrom Degraw LLC
Principals
Carlos Saavedra
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection

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

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