THE CONDO BOOK PROJECT

Perla'S Pueblo Condominium

71-75 Avenue D, Manhattan, NY 10009

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Overview

Units
24 residential · 2 commercial
Subway
16 min walk to 2 Av F1 Av L, 16 min
Principals
Daniel Perla, Faleh Hamdan
Average $/sf
$450Homes in Schedule A, as first offered
Offering price
$10.4 million total

The sponsor of record is Faldan Realty Co., represented by Smith, Buss & Jacobs, LLP. The offering plan runs 226 pages. The sponsor has filed 1 amendment, the latest in March 2001. The nearest other condo plan on file is Eastwood Condominium, next door.

Plan CD000143 · New · accepted Feb 28, 2001 · AG record ↗

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FigureThis building1Keystone224 units · 1.7 miaccepted 2001Solita316 units · 1.1 miaccepted 2001
Common ChargesPer Square Foot / Month$0.28Below peers$0.30$0.43
Average Offering PricePer Apartment$412,500Lowest$1.13M$1.41M
Average PricePer Square Foot$450Lowest$543$667
Average Unit SizeSquare Feet917 SFSmallest2,090 SF2,119 SF

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Unit mix, closings, budgets, finishes and the team, against Keystone and Solita, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan 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 closed83% of the homes in Schedule A20 of 24
Closing prices vs. Schedule A19 homes: $13,757,645 at closing against $7,830,450 in Schedule A (p. 22, p. 23)+75.7%
Average closing price19 homes, on their Schedule A square feet$791 / SF
Closingsfirst and latest recordedAug 18, 2002 – Jul 19, 2022

Sales recorded with the Department of Finance (ACRIS) through Jun 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 20 closings
HomeRecordedClosing priceSchedule ADifference
4DAug 18, 2002$527,000$533,250 p. 22−1.2%
5EJan 30, 2004$451,800$438,750 p. 22+3%
2BMar 30, 2004$490,000$340,200 p. 22+44%
2AApr 5, 2004$560,000$436,500 p. 22+28.3%
6CAug 19, 2004$540,000$319,050 p. 23+69.3%
3BSep 22, 2004$608,500$340,200 p. 22+78.9%
3DNov 22, 2004$785,000$533,250 p. 22+47.2%
2DAug 18, 2005$522,080$533,250 p. 22−2.1%
2EAug 18, 2005$407,624——
3CAug 21, 2006$689,000$319,050 p. 22+116%
5DOct 20, 2006$850,000$533,250 p. 22+59.4%
3EJul 19, 2010$615,000$438,750 p. 22+40.2%
6AJun 6, 2013$780,000$436,500 p. 23+78.7%
4CNov 22, 2013$675,000$319,050 p. 22+111.6%
6BFeb 26, 2015$850,000$340,200 p. 23+149.9%
5AAug 14, 2015$975,000$436,500 p. 22+123.4%
2CJun 8, 2018$820,000$319,050 p. 22+157%
5BApr 20, 2021$900,000$340,200 p. 22+164.6%
4BApr 21, 2022$900,000$340,200 p. 22+164.6%
6DJul 19, 2022$1,219,265$533,250 p. 23+128.6%

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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
Faldan Realty Co.
Principals
Daniel Perla, Faleh Hamdan
Tax estimate
New York Advisory Services, Inc.Prepared the first-year real estate tax projection

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

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