THE CONDO BOOK PROJECT

641 Dekalb Avenue Condominium

641 Dekalb Avenue, Brooklyn, NY 11216

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Overview

Units
5 residential
Subway
4 min walk to Bedford-Nostrand Avs GMyrtle-Willoughby Avs G, 7 min
Principals
Eliahu Nahman
Average $/sf
$1,110Homes in Schedule A, as first offered
Common charges
$493–$697 a monthSponsor's first-year estimate in Schedule A, April 1, 2020 • March 31, 2021
Offering price
$4.99 million total

The sponsor of record is 641 Dekalb LLC, represented by Law Firm Of Jay Lichtman P.C.. The offering plan runs 339 pages. The sponsor has filed 1 amendment, the latest in February 2022. The nearest other condo plan on file is 627-629 Dekalb Avenue Condominium, next door.

Plan CD190162 · New · accepted Jan 9, 2020 · AG record ↗

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FigureThis building1901 Greene24 units · 1 miaccepted 20201249 Dekalb36 units · 1.3 miaccepted 2019
Common ChargesPer Square Foot / Month$0.62Above peers$0.54$0.50
Average Offering PricePer Apartment$997,400Above peers$880,005$737,000
Average PricePer Square Foot$1,110Above peers$1,071$1,016
Property TaxesPer Square Foot / Month$0.02Lowest$0.75$1.15
Average Unit SizeSquare Feet899 SFLarger822 SF726 SF

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Unit mix, closings, budgets, finishes and the team, against 901 Greene and 1249 Dekalb, 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 A5 of 5
Closing prices vs. Schedule A1 home: $1,200,000 at closing against $949,000 in Schedule A (p. 35)+26.4%
Average closing price1 home, on their Schedule A square feet$1,200 / SF
Closingsfirst and latest recordedApr 27, 2022

Sales recorded with the Department of Finance (ACRIS) through Sep 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
1Apr 27, 2022$3,000,000one deed, 4 homes$990,000 p. 35—
2Apr 27, 2022$3,000,000one deed, 4 homes$899,000 p. 35—
3Apr 27, 2022$1,200,000$949,000 p. 35+26.4%
4Apr 27, 2022$3,000,000one deed, 4 homes$949,000 p. 35—
5Apr 27, 2022$3,000,000one deed, 4 homes$1,200,000 p. 35—

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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
641 Dekalb LLC
Principals
Eliahu Nahman
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Goldman Sachs Bank$1.7 million recorded

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

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