THE CONDO BOOK PROJECT

853 Carroll Street Condominium

853 Carroll Street, Brooklyn, NY 11215

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Overview

Units
5 residential
Subway
6 min walk to Grand Army Plaza 2 3Eastern Pkwy-Brooklyn Museum 2 3, 10 min
Principals
Raymond Zagami
Average $/sf
$2,057Homes in Schedule A, as first offered
Common charges
$251–$1,132 a monthSponsor's first-year estimate in Schedule A, January 1, 2024- December 31, 2024
Offering price
$9.28 million total

The sponsor of record is 853 Carroll Street LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 360 pages. The sponsor has filed 1 amendment, the latest in March 2024. The nearest other condo plan on file is 851 Carroll Street Condominium, next door.

Plan CD230177 · Rehab · accepted Jan 17, 2024 · AG record ↗

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FigureThis building1353 6th24 units · 0.5 miaccepted 202475 Eighth35 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.67In line$0.72$0.52
Average Offering PricePer Apartment$1.86MLowest$2.21M$2.43M
Average PricePer Square Foot$2,057Below peers$2,100$2,299
Property TaxesPer Square Foot / Month$0.93In line$0.62$0.99
Average Unit SizeSquare Feet902 SFSmaller1,054 SF1,057 SF

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Unit mix, closings, budgets, finishes and the team, against 353 6th and 75 Eighth, 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 A5 of 5
Closing prices vs. Schedule A5 homes: $8,475,013 at closing against $9,280,000 in Schedule A (p. 34)−8.7%
Average closing price5 homes, on their Schedule A square feet$1,878 / SF
Closingsfirst and latest recordedMay 30, 2024 – Jul 10, 2025

Sales recorded with the Department of Finance (ACRIS) through Apr 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 5 closings
HomeRecordedClosing priceSchedule ADifference
3May 30, 2024$1,614,600$1,700,000 p. 34−5%
2Jun 14, 2024$1,700,000$1,800,000 p. 34−5.6%
4Nov 7, 2024$1,400,000$1,775,000 p. 34−21.1%
1Jul 10, 2025$3,039,238$3,280,000 p. 34−7.3%
GJul 10, 2025$721,175$725,000 p. 34−0.5%

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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
853 Carroll Street LLC
Principals
Raymond Zagami
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
JPMorgan Chase Bank

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

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