THE CONDO BOOK PROJECT

643 Baltic Street Condominium

643 Baltic Street, Brooklyn, NY 11217

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Overview

Units
3 residential
Subway
6 min walk to Bergen St 2 3Atlantic Av-Barclays Ctr 2 3 4 5 B D N Q R, 7 min
Principals
Eran Tourgeman, Dan Manuel
Average $/sf
$1,937Homes in Schedule A, as first offered
Common charges
$605–$961 a monthSponsor's first-year estimate in Schedule A, July 1, 2025- June 30, 2026
Offering price
$8.04 million total $7.1 million when first offered

The sponsor of record is Nevins Estates LLC, represented by The Law Office Of Jay Lichtman, PC. The offering plan runs 358 pages. The sponsor has filed 1 amendment, the latest in June 2025. The nearest other condo plan on file is 655 Baltic Street Condominium, next door.

Plan CD240085 · New · accepted Feb 28, 2025 · AG record ↗

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FigureThis building1266 10th23 units · 0.9 miaccepted 202574 Carroll33 units · 1.3 miaccepted 2025
Common ChargesPer Square Foot / Month$0.74Above peers$0.65$0.61
Average Offering PricePer Apartment$2.01MBelow peers$2.03M$2.37M
Average PricePer Square Foot$1,937Below peers$1,948$2,059
Property TaxesPer Square Foot / Month$0.69Above peers$0.18$0.64
Average Unit SizeSquare Feet1,039 SFSmaller1,044 SF1,149 SF

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Unit mix, closings, budgets, finishes and the team, against 266 10th and 74 Carroll, 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 A4 of 4
Closing prices vs. Schedule A4 homes: $7,645,000 at closing against $8,045,000 in Schedule A (p. 35)−5%
Average closing price4 homes, on their Schedule A square feet$1,840 / SF
Closingsfirst and latest recordedJul 16, 2025 – Nov 26, 2025

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 4 closings
HomeRecordedClosing priceSchedule ADifference
4Jul 16, 2025$2,200,000$2,200,000 p. 350%
3Jul 21, 2025$1,600,000$1,750,000 p. 35−8.6%
1Aug 28, 2025$2,270,000$2,400,000 p. 35−5.4%
2Nov 26, 2025$1,575,000$1,695,000 p. 35−7.1%

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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
Nevins Estates LLC
Principals
Eran Tourgeman, Dan Manuel
Tax estimate
RE Tax ServicePrepared the first-year real estate tax projection
Construction lender
Bayport Funding

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

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