THE CONDO BOOK PROJECT

Rose Tree Condo Association

653 Myrtle Avenue, Brooklyn, NY 11205

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Overview

Units
3 residential · 1 commercial
Subway
9 min walk to Myrtle-Willoughby Avs GBedford-Nostrand Avs G, 9 min
Principals
Menachem Halberstam
Average $/sf
$788Homes in Schedule A, as first offered
Common charges
$311–$537 a monthSponsor's first-year estimate in Schedule A, 4/1/2024 - 3/31/2025
Offering price
$4.6 million total

The sponsor of record is West Crescent Realty, LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.. The offering plan runs 315 pages. The nearest other condo plan on file is 128 Skillman Street Condominium, next door.

Plan CD230084 · Rehab · accepted Jan 5, 2024 · AG record ↗

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FigureThis building1564 Willoughby24 units · 0.6 miaccepted 2024569 Jefferson33 units · 1.3 miaccepted 2021
Common ChargesPer Square Foot / Month$0.24Lowest$0.80$0.31
Average Offering PricePer Apartment$1.27MIn line$787,500$1.27M
Average PricePer Square Foot$788Below peers$851$888
Property TaxesPer Square Foot / Month$0.47Highest$0.35$0.29
Average Unit SizeSquare Feet1,607 SFLarger925 SF1,432 SF

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Unit mix, closings, budgets, finishes and the team, against 564 Willoughby and 569 Jefferson, 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 closed33% of the homes in Schedule A1 of 3
Closing prices vs. Schedule A1 home: $1,800,000 at closing against $1,300,000 in Schedule A (p. 36)+38.5%
Average closing price1 home, on their Schedule A square feet$1,401 / SF
Closingsfirst and latest recordedJan 13, 2026

Sales recorded with the Department of Finance (ACRIS) through Feb 28, 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 1 closings
HomeRecordedClosing priceSchedule ADifference
3Jan 13, 2026$1,800,000$1,300,000 p. 36+38.5%

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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
West Crescent Realty, LLC
Principals
Menachem Halberstam
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection
Construction lender
Quanta Finance

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

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