THE CONDO BOOK PROJECT

Calvert Villas

624 New York Avenue, Brooklyn, NY 11225

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Overview

Units
10 residential · 1 commercial
Subway
5 min walk to Winthrop St 2 5Sterling St 2 5, 9 min
Principals
Nigel Boyden
Average $/sf
$1,057Homes in Schedule A, as first offered
Common charges
$517–$817 a monthSponsor's first-year estimate in Schedule A, November 1, 2024 – October 31, 2025
Offering price
$12.2 million total $12 million when first offered

The sponsor of record is 447 Fenimore 2022 LLC, represented by Jeffrey Zwick & Associates, PC. The offering plan runs 350 pages. The sponsor has filed 2 amendments, the latest in June 2025. The nearest other condo plan on file is Calvert House, next door.

Plan CD240155 · New · accepted Oct 15, 2024 · AG record ↗

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FigureThis building1Park Lee Fulton211 units · 1.6 miaccepted 2024184 Hawthorne38 units · 0.4 miaccepted 2025
Common ChargesPer Square Foot / Month$0.56Below peers$0.71$0.62
Average Offering PricePer Apartment$1.21MHighest$785,455$1.02M
Average PricePer Square Foot$1,057Below peers$1,169$1,243
Property TaxesPer Square Foot / Month$1.16Above peers$1.00$1.05
Average Unit SizeSquare Feet1,141 SFLargest672 SF820 SF

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Unit mix, closings, budgets, finishes and the team, against Park Lee Fulton and 184 Hawthorne, 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 closed100% of the homes in Schedule A10 of 10
Closing prices vs. Schedule A10 homes: $11,992,966 at closing against $12,060,000 in Schedule A (p. 37)−0.6%
Average closing price10 homes, on their Schedule A square feet$1,051 / SF
Closingsfirst and latest recordedAug 5, 2025 – Jul 9, 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 10 closings
HomeRecordedClosing priceSchedule ADifference
5AAug 5, 2025$1,600,000$1,650,000 p. 37−3%
3BAug 7, 2025$795,000$835,000 p. 37−4.8%
4BAug 14, 2025$1,495,000$1,495,000 p. 370%
4AAug 28, 2025$1,250,000$1,250,000 p. 370%
5BOct 28, 2025$1,595,000$1,595,000 p. 370%
3CNov 10, 2025$1,238,764$1,195,000 p. 37+3.7%
2CJan 28, 2026$1,221,900$1,195,000 p. 37+2.3%
3AMar 20, 2026$992,794$975,000 p. 37+1.8%
2AMar 24, 2026$995,000$995,000 p. 370%
2BJul 9, 2026$809,509$875,000 p. 37−7.5%

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Closings are for subscribers

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
447 Fenimore 2022 LLC
Principals
Nigel Boyden
Tax estimate
Re Tax ServicePrepared the first-year real estate tax projection

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

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