THE CONDO BOOK PROJECT

84 6th Avenue Condominium

84 6th Avenue, Brooklyn, NY 11217

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Overview

Units
4 residential
Subway
2 min walk to Bergen St 2 37 Av B Q, 5 min
Principals
Alex Maroni, Bren Salamon
Average $/sf
$1,927Homes in Schedule A, as first offered
Common charges
$630–$885 a monthSponsor's first-year estimate in Schedule A, January 1, 2023 - December 31, 2023
Offering price
$7.7 million total

The sponsor of record is 84 6th, LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 398 pages. The sponsor has filed 1 amendment, the latest in October 2022. The nearest other condo plan on file is 35 St. Marks Avenue Condominium, next door.

Plan CD220059 · Rehab · accepted Aug 18, 2022 · AG record ↗

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FigureThis building1686 Carroll24 units · 0.4 miaccepted 202223 Wyckoff34 units · 1 miaccepted 2022
Common ChargesPer Square Foot / Month$0.71Highest$0.34$0.52
Average Offering PricePer Apartment$1.93MBelow peers$1.98M$2.04M
Average PricePer Square Foot$1,927In line$1,871$1,934
Property TaxesPer Square Foot / Month$0.49In line$0.36$0.54
Average Unit SizeSquare Feet999 SFSmaller1,056 SF1,057 SF

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Unit mix, closings, budgets, finishes and the team, against 686 Carroll and 23 Wyckoff, 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: $7,610,000 at closing against $7,700,000 in Schedule A (p. 35)−1.2%
Average closing price4 homes, on their Schedule A square feet$1,904 / SF
Closingsfirst and latest recordedJun 29, 2023 – Aug 24, 2023

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 2025: 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
1Jun 29, 2023$2,250,000$2,300,000 p. 35−2.2%
3Jul 17, 2023$1,865,000$1,800,000 p. 35+3.6%
2Aug 1, 2023$1,795,000$1,800,000 p. 35−0.3%
4Aug 24, 2023$1,700,000$1,800,000 p. 35−5.6%

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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
84 6th, LLC
Principals
Alex Maroni, Bren Salamon
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
First Republic Bank$2.1 million recorded

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

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