THE CONDO BOOK PROJECT

747 Dean Street Condominium

747 Dean Street, Brooklyn, NY 11238

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Overview

Units
4 residential
Subway
6 min walk to Clinton-Washington Avs CGrand Army Plaza 2 3, 11 min
Principals
Meir Daus, Elad Ben-Kimon
Average $/sf
$1,756Homes in Schedule A, as first offered
Common charges
$419–$531 a monthSponsor's first-year estimate in Schedule A, January 1, 2025 To December 31, 2025
Offering price
$8.45 million total $7.47 million when first offered

The sponsor of record is 747 Dean LLC, represented by Eial Girtz, PC. The offering plan runs 275 pages. The sponsor has filed 3 amendments, the latest in June 2024. The nearest other condo plan on file is 751 Dean Street Condominium, next door.

Plan CD230149 · New · accepted Jan 3, 2024 · AG record ↗

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FigureThis building11251 Pacific24 units · 0.8 miaccepted 2024522 State34 units · 0.9 miaccepted 2024
Common ChargesPer Square Foot / Month$0.40Lowest$0.55$0.81
Average Offering PricePer Apartment$2.02MIn line$1.6M$2.4M
Average PricePer Square Foot$1,756In line$1,609$2,087
Property TaxesPer Square Foot / Month$1.05Highest$0.70$0.91
Average Unit SizeSquare Feet1,153 SFLarger995 SF1,150 SF

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Unit mix, closings, budgets, finishes and the team, against 1251 Pacific and 522 State, 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: $8,210,131 at closing against $8,100,000 in Schedule A (p. 39)+1.4%
Average closing price4 homes, on their Schedule A square feet$1,780 / SF
Closingsfirst and latest recordedMay 21, 2024 – Jun 7, 2024

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 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
2May 21, 2024$1,955,000$1,950,000 p. 39+0.3%
3May 21, 2024$1,960,131$1,950,000 p. 39+0.5%
4May 31, 2024$1,800,000$1,700,000 p. 39+5.9%
1Jun 7, 2024$2,495,000$2,500,000 p. 39−0.2%

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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
747 Dean LLC
Principals
Meir Daus, Elad Ben-Kimon
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$3.7 million loan stated in the plan

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

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