THE CONDO BOOK PROJECT

458 East 25th Street Condominium

458 East 25th Street, Brooklyn, NY 11226

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Overview

Units
37 residential · 1 commercial
Subway
6 min walk to Newkirk Av-Little Haiti 2 5Flatbush Av-Brooklyn College 2 5, 11 min
Principals
Shlomo Sinay
Average $/sf
$967Homes in Schedule A, as first offered
Common charges
$276–$545 a monthSponsor's first-year estimate in Schedule A, July 1, 2022 - June 30, 2023
Offering price
$22.1 million total

The sponsor of record is Flatbush Holdings 17 LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 357 pages. The sponsor has filed 8 amendments, the latest in June 2026. The nearest other condo plan on file is 1173 Rogers Luxury Condominium, 0.2 mi away.

Plan CD210239 · New · accepted Mar 24, 2022 · AG record ↗

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FigureThis building1H7238 units · 1.1 miaccepted 2022The Avanti345 units · 0.3 miaccepted 2022
Common ChargesPer Square Foot / Month$0.65Above peers$0.59$0.60
Average Offering PricePer Apartment$582,838In line$597,526$563,869
Average PricePer Square Foot$967In line$978$918
Property TaxesPer Square Foot / Month$1.01Highest$0.76$0.80
Average Unit SizeSquare Feet597 SFSmaller611 SF614 SF

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Unit mix, closings, budgets, finishes and the team, against H7 and The Avanti, 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 closed92% of the homes in Schedule A35 of 38
Closing prices vs. Schedule A34 homes: $17,695,056 at closing against $19,780,000 in Schedule A (p. 34)−10.5%
Average closing price35 homes, on their Schedule A square feet$858 / SF
Closingsfirst and latest recordedDec 2, 2022 – Jul 31, 2026

Sales recorded with the Department of Finance (ACRIS) through Aug 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 35 closings
HomeRecordedClosing priceSchedule ADifference
107Dec 2, 2022$354,900$395,000 p. 34−10.2%
401Dec 6, 2022$595,676$625,000 p. 34−4.7%
103Dec 9, 2022$390,000$400,000 p. 34−2.5%
204Dec 14, 2022$425,880$465,000 p. 34−8.4%
202Dec 15, 2022$576,966$575,000 p. 34+0.3%
203Dec 20, 2022$425,000$425,000 p. 340%
402Jan 31, 2023$593,190$595,000 p. 34−0.3%
502Feb 27, 2023$502,281$525,000 p. 34−4.3%
303Mar 3, 2023$418,275$435,000 p. 34−3.8%
304Mar 13, 2023$471,510$475,000 p. 34−0.7%
302Mar 16, 2023$595,676$585,000 p. 34+1.8%
503Mar 23, 2023$636,406$645,000 p. 34−1.3%
501Mar 29, 2023$565,000$650,000 p. 34−13.1%
101Mar 30, 2023$415,200$485,000 p. 34−14.4%
301Mar 30, 2023$535,000$595,000 p. 34−10.1%
305Mar 30, 2023$544,764$560,000 p. 34−2.7%
206Mar 31, 2023$550,000$645,000 p. 34−14.7%
102Apr 4, 2023$470,000$525,000 p. 34−10.5%
104Apr 24, 2023$580,000$815,000 p. 34−28.8%
106Apr 24, 2023$500,000$665,000 p. 34−24.8%
307Apr 24, 2023$580,000$720,000 p. 34−19.4%
406Apr 24, 2023$560,000$655,000 p. 34−14.5%
408Apr 24, 2023$500,000$590,000 p. 34−15.3%
505Apr 24, 2023$620,000$735,000 p. 34−15.6%
506Apr 24, 2023$440,000$615,000 p. 34−28.5%
306Apr 26, 2023$641,498$650,000 p. 34−1.3%
207Jun 9, 2023$585,494$705,000 p. 34−17%
407Jun 9, 2023$680,000$730,000 p. 34−6.8%
205Jun 29, 2023$451,230$550,000 p. 34−18%
403Jul 3, 2023$441,090$445,000 p. 34−0.9%
405Jul 10, 2023$486,720$570,000 p. 34−14.6%
201Jul 11, 2023$576,000$585,000 p. 34−1.5%
404Sep 1, 2023$407,300$485,000 p. 34−16%
1Jun 16, 2026$165,000——
504Jul 31, 2026$580,000$660,000 p. 34−12.1%

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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
Flatbush Holdings 17 LLC
Principals
Shlomo Sinay
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Parke Bank$11 million recorded

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

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