THE CONDO BOOK PROJECT

65 Gates Avenue Condominium

65 Gates Avenue, Brooklyn, NY 11238

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Overview

Units
4 residential
Subway
2 min walk to Clinton-Washington Avs CClinton-Washington Avs G, 6 min
Average $/sf
$1,338Homes in Schedule A, as first offered
Common charges
$330–$802 a monthSponsor's first-year estimate in Schedule A, September 1, 2024 – August 31, 2025
Offering price
$4.55 million total

The sponsor of record is Z-A10 LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 317 pages. The nearest other condo plan on file is 476 Washington Avenue Condominium, next door.

Plan CD240041 · Rehab · accepted Jul 10, 2024 · AG record ↗

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FigureThis building11370 Dean24 units · 1.3 miaccepted 2024Jefferson Gardens34 units · 0.7 miaccepted 2024
Common ChargesPer Square Foot / Month$0.56In line$1.02$0.28
Average Offering PricePer Apartment$1.14MBelow peers$1.22M$1.33M
Average PricePer Square Foot$1,338Below peers$1,373$1,401
Property TaxesPer Square Foot / Month$0.72In line$1.14$0.35
Average Unit SizeSquare Feet851 SFSmaller888 SF953 SF

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Unit mix, closings, budgets, finishes and the team, against 1370 Dean and Jefferson Gardens, 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: $4,460,000 at closing against $4,554,000 in Schedule A (p. 31)−2.1%
Average closing price4 homes, on their Schedule A square feet$1,310 / SF
Closingsfirst and latest recordedNov 21, 2024 – Feb 27, 2025

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 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 4 closings
HomeRecordedClosing priceSchedule ADifference
BNov 21, 2024$950,000$1,025,000 p. 31−7.3%
DDec 23, 2024$830,000$895,000 p. 31−7.3%
AJan 24, 2025$1,825,000$1,745,000 p. 31+4.6%
CFeb 27, 2025$855,000$889,000 p. 31−3.8%

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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
Z-A10 LLC
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection
Construction lender
Bxc Spe 4Lender on the mortgage and building loan agreement recorded May 2024 in ACRIS; $3.35 million recorded

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

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