THE CONDO BOOK PROJECT

811 Classon Avenue Condominium

811 Classon Avenue, Brooklyn, NY 11238

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Overview

Units
10 residential
Subway
5 min walk to Franklin Av-Medgar Evers College/Botanic Garden 2 3 4 5 SEastern Pkwy-Brooklyn Museum 2 3, 5 min
Principals
Alan Waintraub
Average $/sf
$1,604Homes in Schedule A, as first offered
Common charges
$215–$675 a monthSponsor's first-year estimate in Schedule A, October 1, 2025-September 30, 2026
Offering price
$9.07 million total

The sponsor of record is 811 Classon LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 340 pages. The sponsor has filed 2 amendments, the latest in June 2026. The nearest other condo plan on file is St Johns Heights Condominium, next door.

Plan CD250093 · Rehab · accepted Aug 15, 2025 · AG record ↗

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FigureThis building1Ivonne28 units · 1.3 miaccepted 2025The Abbey312 units · 1.4 miaccepted 2025
Common ChargesPer Square Foot / Month$0.73In line$0.87$0.68
Average Offering PricePer Apartment$907,220Lowest$1.44M$2.23M
Average PricePer Square Foot$1,604In line$1,512$1,635
Property TaxesPer Square Foot / Month$0.98In line$0.54$0.98
Average Unit SizeSquare Feet566 SFSmallest951 SF1,364 SF

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Unit mix, closings, budgets, finishes and the team, against Ivonne and The Abbey, 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 closed40% of the homes in Schedule A4 of 10
Closing prices vs. Schedule A4 homes: $5,430,000 at closing against $4,442,100 in Schedule A (p. 33)+22.2%
Average closing price4 homes, on their Schedule A square feet$1,980 / SF
Closingsfirst and latest recordedJun 22, 2026 – Sep 15, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 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
3AJun 22, 2026$1,395,000$895,700 p. 33+55.7%
3BJul 16, 2026$1,150,000$880,100 p. 33+30.7%
3CAug 25, 2026$1,350,000$873,600 p. 33+54.5%
1ASep 15, 2026$1,535,000$1,792,700 p. 33−14.4%

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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
811 Classon LLC
Principals
Alan Waintraub
Tax estimate
RE Tax ServicePrepared the first-year real estate tax projection

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

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