THE CONDO BOOK PROJECT

Bedford Condos

844 Bedford Avenue, Brooklyn, NY 11205

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Overview

Units
10 residential · 1 commercial
Subway
9 min walk to Myrtle-Willoughby Avs GBedford-Nostrand Avs G, 9 min
Developer
Empire Management and Construction
Principals
Joel Weiss
Average $/sf
$1,584Homes in Schedule A, as first offered
Common charges
$554–$723 a monthSponsor's first-year estimate in Schedule A, August 1, 2024 – July 31, 2025
Offering price
$13.7 million total

The sponsor of record is 844-846 Bedford LLC, represented by Jeffrey Zwick & Associates, PC. The offering plan runs 362 pages. The sponsor has filed 1 amendment, the latest in October 2024. The nearest other condo plan on file is 840 Bedford Condominium, next door.

Plan CD240013 · New · accepted Aug 26, 2024 · AG record ↗

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FigureThis building1James - Boutique Condominium Building28 units · 1 miaccepted 2024392 Graham38 units · 1.6 miaccepted 2024
Common ChargesPer Square Foot / Month$0.70Highest$0.49$0.47
Average Offering PricePer Apartment$1.36MIn line$1.58M$1.32M
Average PricePer Square Foot$1,584In line$1,612$1,521
Property TaxesPer Square Foot / Month$1.30Highest$0.40$0.77
Average Unit SizeSquare Feet862 SFSmaller983 SF869 SF

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Unit mix, closings, budgets, finishes and the team, against James - Boutique Condominium Building and 392 Graham, 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 closed50% of the homes in Schedule A5 of 10
Closing prices vs. Schedule A5 homes: $7,560,496 at closing against $6,900,000 in Schedule A (p. 32)+9.6%
Average closing price5 homes, on their Schedule A square feet$1,626 / SF
Closingsfirst and latest recordedFeb 4, 2025 – May 19, 2025

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 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 5 closings
HomeRecordedClosing priceSchedule ADifference
5FFeb 4, 2025$1,247,356$1,350,000 p. 32−7.6%
3FFeb 5, 2025$1,247,356$1,350,000 p. 32−7.6%
5RMar 6, 2025$1,247,356$1,350,000 p. 32−7.6%
6FMar 20, 2025$2,545,625$1,500,000 p. 32+69.7%
3RMay 19, 2025$1,272,803$1,350,000 p. 32−5.7%

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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
844-846 Bedford LLC
Developer
Empire Management and Construction
Principals
Joel Weiss
Tax estimate
Re Tax ServicePrepared the first-year real estate tax projection
Construction lender
The Bank of PrincetonLender on the mortgage and building loan agreement recorded July 2024 in ACRIS; $11.6 million recorded

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

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