THE CONDO BOOK PROJECT

Box Street Condominiums

44 Box Street, Brooklyn, NY 11222

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Overview

Units
16 residential · 13 parking
Subway
8 min walk to Greenpoint Av GVernon Blvd-Jackson Av 7, 11 min
Principals
Arie Bar Chaim
Average $/sf
$1,325Homes in Schedule A, as first offered
Common charges
$279–$681 a monthSponsor's first-year estimate in Schedule A, January 1, 2020 - December 31, 2020
Offering price
$17.5 million total

The sponsor of record is 44 Box Villa LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 314 pages. The sponsor has filed 3 amendments, the latest in September 2022. The nearest other condo plan on file is 48 Box Street Condominium, next door.

Plan CD180072 · New · accepted Feb 20, 2020 · AG record ↗

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FigureThis building1120 Java215 units · 0.4 miaccepted 2020Belvedere Xc38 units · 0 miaccepted 2020
Common ChargesPer Square Foot / Month$0.51In line$0.80$0.38
Average Offering PricePer Apartment$957,813Below peers$1.43M$1.07M
Average PricePer Square Foot$1,325In line$1,428$1,212
Property TaxesPer Square Foot / Month$0.99Highest$0.45$0.51
Average Unit SizeSquare Feet723 SFSmallest998 SF882 SF

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Unit mix, closings, budgets, finishes and the team, against 120 Java and Belvedere Xc, 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 closed88% of the homes in Schedule A14 of 16
Closing prices vs. Schedule A14 homes: $14,489,608 at closing against $13,380,000 in Schedule A (p. 30)+8.3%
Average closing price14 homes, on their Schedule A square feet$1,434 / SF
Closingsfirst and latest recordedSep 21, 2022 – Jun 14, 2024

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 14 closings
HomeRecordedClosing priceSchedule ADifference
4ASep 21, 2022$1,230,000$1,215,000 p. 30+1.2%
3CSep 23, 2022$875,000$785,000 p. 30+11.5%
3DOct 4, 2022$884,000$785,000 p. 30+12.6%
3BOct 6, 2022$775,000$765,000 p. 30+1.3%
5AOct 21, 2022$1,318,634$1,235,000 p. 30+6.8%
3AOct 28, 2022$805,000$765,000 p. 30+5.2%
4BNov 4, 2022$862,113$735,000 p. 30+17.3%
2ANov 9, 2022$830,000$750,000 p. 30+10.7%
2DNov 10, 2022$874,677$770,000 p. 30+13.6%
2BNov 15, 2022$745,000$750,000 p. 30−0.7%
4CNov 16, 2022$1,210,950$1,150,000 p. 30+5.3%
6BJun 5, 2023$2,035,000$1,695,000 p. 30+20.1%
5BJun 16, 2023$794,235$750,000 p. 30+5.9%
6AJun 14, 2024$1,250,000$1,230,000 p. 30+1.6%

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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
44 Box Villa LLC
Principals
Arie Bar Chaim
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Tideway Capital Funding$4.96 million recorded

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

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