THE CONDO BOOK PROJECT

68 Grove Street Condominium

68 Grove Street, Brooklyn, NY 11221

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Overview

Units
6 residential
Subway
4 min walk to Gates Av J ZKosciuszko St J, 9 min
Principals
Tiandong Zheng
Average $/sf
$1,102Homes in Schedule A, as first offered
Common charges
$292–$435 a monthSponsor's first-year estimate in Schedule A, January 1, 2020 - December 31, 2020
Offering price
$7.94 million total

The sponsor of record is 68 Grove LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 279 pages. The sponsor has filed 2 amendments, the latest in November 2025. The nearest other condo plan on file is Evergreen By Aisen, next door.

Plan CD180454 · New · accepted Jun 25, 2019 · AG record ↗

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FigureThis building11249 Dekalb26 units · 0.4 miaccepted 2019641 Dekalb35 units · 1.5 miaccepted 2020
Common ChargesPer Square Foot / Month$0.29Lowest$0.50$0.62
Average Offering PricePer Apartment$1.32MHighest$737,000$997,400
Average PricePer Square Foot$1,102In line$1,016$1,110
Property TaxesPer Square Foot / Month$0.03In line$1.15$0.02
Average Unit SizeSquare Feet1,201 SFLargest726 SF899 SF

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Unit mix, closings, budgets, finishes and the team, against 1249 Dekalb and 641 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 closed67% of the homes in Schedule A4 of 6
Closing prices vs. Schedule A4 homes: $4,605,698 at closing against $5,124,000 in Schedule A (p. 36)−10.1%
Average closing price4 homes, on their Schedule A square feet$954 / SF
Closingsfirst and latest recordedJul 23, 2020 – Mar 24, 2026

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
3RJul 23, 2020$1,185,000$1,149,000 p. 36+3.1%
2RSep 17, 2020$1,150,000$1,125,000 p. 36+2.2%
1LFeb 26, 2026$1,211,718$1,675,000 p. 36−27.7%
2LMar 24, 2026$1,058,980$1,175,000 p. 36−9.9%

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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
68 Grove LLC
Principals
Tiandong Zheng
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
BCB Community Bank$2.03 million loan stated in the plan

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

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