THE CONDO BOOK PROJECT

54 Himrod Street Condominium

54 Himrod Street, Brooklyn, NY 11221

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Overview

Units
6 residential
Subway
6 min walk to Kosciuszko St JCentral Av M, 7 min
Principals
Basilia Yao
Average $/sf
$915Homes in Schedule A, as first offered
Common charges
$183–$321 a monthSponsor's first-year estimate in Schedule A, January 1, 2021 - December 31 2021
Offering price
$4.15 million total $2.11 million when first offered

The sponsor of record is 54 Himrod LLC & J.C Buildings LLC, represented by Marans, Weisz & Newman, LLC. The offering plan runs 301 pages. The sponsor has filed 2 amendments, the latest in April 2022. The nearest other condo plan on file is 57 Himrod Condominium, next door.

Plan CD190312 · New · accepted May 20, 2020 · AG record ↗

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FigureThis building11421 Hancock26 units · 0.9 miaccepted 2020479 Monroe37 units · 0.9 miaccepted 2020
Common ChargesPer Square Foot / Month$0.33Lowest$0.50$0.56
Average Offering PricePer Apartment$616,500Above peers$595,833$591,714
Average PricePer Square Foot$915Below peers$918$939
Property TaxesPer Square Foot / Month$0.87In line$0.20$1.24
Average Unit SizeSquare Feet804 SFLargest649 SF630 SF

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Unit mix, closings, budgets, finishes and the team, against 1421 Hancock and 479 Monroe, 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 A4 homes: $2,385,383 at closing against $2,466,000 in Schedule A (p. 42)−3.3%
Average closing price6 homes, on their Schedule A square feet$835 / SF
Closingsfirst and latest recordedMar 8, 2022 – Jun 9, 2022

Sales recorded with the Department of Finance (ACRIS) through Apr 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 6 closings
HomeRecordedClosing priceSchedule ADifference
1BMar 8, 2022$710,000——
2BMar 10, 2022$932,500——
4BMar 11, 2022$535,000$549,000 p. 42−2.6%
4AMar 16, 2022$544,764$549,000 p. 42−0.8%
2AMay 24, 2022$915,407$849,000 p. 42+7.8%
1AJun 9, 2022$390,213$519,000 p. 42−24.8%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page, here and in ChatGPT or Claude.

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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
54 Himrod LLC & J.C Buildings LLC
Principals
Basilia Yao
Tax estimate
MGNY ConsultingPrepared the first-year real estate tax projection

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

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