THE CONDO BOOK PROJECT

Forena

540 Sixth Avenue, Manhattan, NY 10011

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Overview

Units
50 residential · 9 storage
Subway
1 min walk to 14 St/6 Av 1 2 3 F L MW 4 St-Wash Sq A B C D E F M, 7 min
Developer
Landsea Homes
Principals
Gregory S. Balen
Average $/sf
$2,386Homes in Schedule A, as first offered
Offering price
$128.8 million total $126.8 million when first offered

The sponsor of record is Ls-14 Ave LLC, represented by Schwartz Sladkus Reich Greenberg Atlas LLP. The offering plan runs 539 pages. The sponsor has filed 4 amendments, the latest in January 2026. The nearest other condo plan on file is 101 West 14th Street Condominium, next door.

Plan CD200051 · New · accepted Feb 3, 2021 · AG record ↗

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FigureThis building1Maverick287 units · 0.7 miaccepted 2020101 West 14th344 units · 0 miaccepted 2020
Common ChargesPer Square Foot / Month$1.35In line$1.42$1.02
Average Offering PricePer Apartment$2.54MBelow peers$2.85M$3.02M
Average PricePer Square Foot$2,386Below peers$2,464$2,691
Average Unit SizeSquare Feet1,063 SFSmaller1,158 SF1,121 SF

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Unit mix, closings, budgets, finishes and the team, against Maverick and 101 West 14th, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan 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 A50 of 50
Closing prices vs. Schedule A50 homes: $124,930,511 at closing against $126,850,000 in Schedule A (p. 66)−1.5%
Average closing price50 homes, on their Schedule A square feet$2,350 / SF
Closingsfirst and latest recordedMar 30, 2022 – Jun 1, 2026

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 50 closings
HomeRecordedClosing priceSchedule ADifference
3AMar 30, 2022$1,650,000$1,600,000 p. 66+3.1%
5DMar 30, 2022$2,995,288$2,950,000 p. 66+1.5%
4BMar 31, 2022$1,350,000$1,350,000 p. 660%
4CMar 31, 2022$1,750,000$1,750,000 p. 660%
3BApr 5, 2022$1,360,000$1,325,000 p. 66+2.6%
3EApr 6, 2022$2,360,000$2,360,000 p. 660%
6DApr 6, 2022$2,975,000$2,975,000 p. 660%
2BApr 7, 2022$1,375,000$1,300,000 p. 66+5.8%
4AApr 13, 2022$1,625,000$1,625,000 p. 660%
6BApr 18, 2022$1,488,459$1,400,000 p. 66+6.3%
7CApr 18, 2022$1,861,556$1,825,000 p. 66+2%
5CApr 19, 2022$1,775,000$1,775,000 p. 660%
7BApr 19, 2022$1,495,000$1,425,000 p. 66+4.9%
6CApr 20, 2022$1,850,000$1,800,000 p. 66+2.8%
2CApr 22, 2022$1,700,000$1,700,000 p. 660%
5AApr 28, 2022$1,650,000$1,650,000 p. 660%
7EMay 4, 2022$2,510,000$2,460,000 p. 66+2%
5BMay 5, 2022$1,375,000$1,375,000 p. 660%
3CMay 17, 2022$1,725,000$1,725,000 p. 660%
3DMay 17, 2022$2,975,000$2,900,000 p. 66+2.6%
2AMay 18, 2022$1,575,000$1,575,000 p. 660%
6EMay 19, 2022$2,460,000$2,435,000 p. 66+1%
6AMay 25, 2022$1,675,000$1,675,000 p. 660%
3FMay 31, 2022$1,625,000$1,650,000 p. 66−1.5%
4FJun 2, 2022$1,675,000$1,675,000 p. 660%
5EJun 14, 2022$2,482,689$2,410,000 p. 66+3%
7DJun 14, 2022$3,150,000$3,000,000 p. 66+5%
8CJun 22, 2022$2,535,000$2,500,000 p. 66+1.4%
9AJun 27, 2022$2,952,925$2,800,000 p. 66+5.5%
9CJun 28, 2022$3,575,875$3,500,000 p. 66+2.2%
8AJun 29, 2022$2,750,000$2,750,000 p. 660%
9BJun 29, 2022$3,975,000$3,975,000 p. 660%
4DJul 7, 2022$3,065,500$2,925,000 p. 66+4.8%
4EAug 15, 2022$2,543,784$2,385,000 p. 66+6.7%
6FAug 16, 2022$1,407,729$1,725,000 p. 66−18.4%
7FAug 17, 2022$1,500,000$1,750,000 p. 66−14.3%
2DAug 29, 2022$2,600,000$2,875,000 p. 66−9.6%
8DSep 13, 2022$1,550,000$1,775,000 p. 66−12.7%
PHASep 20, 2022$4,500,000$4,500,000 p. 660%
10BSep 21, 2022$2,375,000$2,500,000 p. 66−5%
11ASep 26, 2022$4,848,563$4,750,000 p. 66+2.1%
7ASep 29, 2022$1,734,275$1,700,000 p. 66+2%
11BSep 29, 2022$2,625,000$2,550,000 p. 66+2.9%
11COct 18, 2022$4,414,869$4,250,000 p. 66+3.9%
5FNov 10, 2022$1,395,000$1,700,000 p. 66−17.9%
8BNov 15, 2022$5,400,000$5,750,000 p. 66−6.1%
10CDec 14, 2022$4,620,000$4,950,000 p. 66−6.7%
9DJan 17, 2023$1,649,000$1,800,000 p. 66−8.4%
10AApr 1, 2024$4,475,000$5,250,000 p. 66−14.8%
PHBJun 1, 2026$5,950,000$6,500,000 p. 66−8.5%

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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
Ls-14 Ave LLC
Developer
Landsea Homes
Principals
Gregory S. Balen
Tax estimate
Tuchman, Korngold, Weiss, Liebman & Lindemann, LLPPrepared the first-year real estate tax projection
Construction lender
MREF REIT Lender 3$62 million recorded

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

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