THE CONDO BOOK PROJECT

61 North Henry Street Condominium

61 North Henry Street, Brooklyn, NY 11222

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Overview

Units
6 residential · 1 storage
Subway
11 min walk to Graham Av LNassau Av G, 11 min
Principals
Jun Ming Mai
Average $/sf
$2,050Homes in Schedule A, as first offered
Common charges
$406–$688 a monthSponsor's first-year estimate in Schedule A, September 1, 2022 - August 31, 2023
Offering price
$13.8 million total $12.2 million when first offered

The sponsor of record is Nh Real Beauty LLC, represented by Law Office Of Hershy Itzkowitz, Esq. The offering plan runs 297 pages. The sponsor has filed 5 amendments, the latest in June 2025. The nearest other condo plan on file is 68 North Henry Street Condominium, next door.

Plan CD220003 · New · accepted Aug 16, 2022 · AG record ↗

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FigureThis building129 Havemeyer25 units · 0.7 miaccepted 2023217 Franklin36 units · 1.2 miaccepted 2022
Common ChargesPer Square Foot / Month$0.45Lowest$0.55$0.60
Average Offering PricePer Apartment$2.25MHighest$1.92M$1.58M
Average PricePer Square Foot$2,050Above peers$1,986$1,718
Property TaxesPer Square Foot / Month$0.59Lowest$0.90$0.90
Average Unit SizeSquare Feet1,097 SFLarger967 SF921 SF

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Unit mix, closings, budgets, finishes and the team, against 29 Havemeyer and 217 Franklin, 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 closed83% of the homes in Schedule A5 of 6
Closing prices vs. Schedule A5 homes: $7,465,000 at closing against $11,150,000 in Schedule A (p. 35)−33%
Average closing price5 homes, on their Schedule A square feet$1,282 / SF
Closingsfirst and latest recordedDec 5, 2023 – May 23, 2024

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 5 closings
HomeRecordedClosing priceSchedule ADifference
5Dec 5, 2023$1,475,000$2,150,000 p. 35−31.4%
2Jan 12, 2024$1,200,000$1,950,000 p. 35−38.5%
6Jan 19, 2024$2,115,000$2,900,000 p. 35−27.1%
3Mar 1, 2024$1,300,000$2,050,000 p. 35−36.6%
4May 23, 2024$1,375,000$2,100,000 p. 35−34.5%

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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
Nh Real Beauty LLC
Principals
Jun Ming Mai
Tax estimate
RE Tax Service, IncPrepared the first-year real estate tax projection

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

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