THE CONDO BOOK PROJECT

Narrows Condominium

9956 Third Avenue, Brooklyn, NY 11209

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Overview

Units
40 residential · 34 parking · 10 storage
Subway
8 min walk to Bay Ridge-95 St R86 St R, 17 min
Principals
Igor Nestor, Boris Kucher, Lizabeta Tisnovsky
Average $/sf
$973Homes in Schedule A, as first offered
Common charges
$268–$535 a monthSponsor's first-year estimate in Schedule A, March 1, 2022 - February 28, 2023
Offering price
$37.5 million total

The sponsor of record is The Narrows LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.. The offering plan runs 255 pages. The sponsor has filed 3 amendments, the latest in June 2025. The nearest other condo plan on file is Biktop Bridgeview Condominium, next door.

Plan CD210031 · New · accepted Sep 24, 2021 · AG record ↗

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FigureThis building1H7238 units · 3.6 miaccepted 2022Ocean 24324 units · 3.8 miaccepted 2022
Common ChargesPer Square Foot / Month$0.38Below peers$0.59$0.42
Average Offering PricePer Apartment$878,000Above peers$597,526$844,167
Average PricePer Square Foot$973In line$978$941
Property TaxesPer Square Foot / Month$0.43Lowest$0.76$0.75
Average Unit SizeSquare Feet902 SFLarger611 SF897 SF

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Unit mix, closings, budgets, finishes and the team, against H7 and Ocean 24, 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 A40 of 40
Closing prices vs. Schedule A40 homes: $37,438,254 at closing against $35,120,000 in Schedule A (p. 28, p. 29)+6.6%
Average closing price40 homes, on their Schedule A square feet$1,038 / SF
Closingsfirst and latest recordedNov 16, 2022 – Aug 17, 2023

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 40 closings
HomeRecordedClosing priceSchedule ADifference
402Nov 16, 2022$986,684$969,000 p. 28+1.8%
404Nov 16, 2022$699,000$699,000 p. 280%
801Nov 16, 2022$1,373,619$1,349,000 p. 29+1.8%
306Nov 21, 2022$906,752$809,000 p. 28+12.1%
405Nov 21, 2022$1,069,672$969,000 p. 28+10.4%
301Nov 22, 2022$890,228$809,000 p. 28+10%
305Nov 22, 2022$1,059,998$959,000 p. 28+10.5%
501Nov 30, 2022$844,129$829,000 p. 28+1.8%
602Nov 30, 2022$997,885$989,000 p. 28+0.9%
303Dec 1, 2022$691,392$679,000 p. 28+1.8%
701Dec 1, 2022$1,439,806$1,349,000 p. 29+6.7%
705Dec 1, 2022$1,307,433$1,219,000 p. 29+7.3%
802Dec 1, 2022$986,684$969,000 p. 29+1.8%
804Dec 5, 2022$849,221$769,000 p. 29+10.4%
406Dec 7, 2022$900,133$819,000 p. 28+9.9%
703Dec 7, 2022$729,000$729,000 p. 290%
202Dec 15, 2022$1,086,500$999,000 p. 28+8.8%
704Dec 15, 2022$759,000$759,000 p. 290%
201Dec 16, 2022$879,768$799,000 p. 28+10.1%
702Dec 16, 2022$976,502$959,000 p. 29+1.8%
803Dec 16, 2022$804,000$739,000 p. 29+8.8%
401Dec 23, 2022$833,947$819,000 p. 28+1.8%
601Dec 23, 2022$920,498$839,000 p. 28+9.7%
206Dec 28, 2022$894,024$799,000 p. 28+11.9%
302Jan 11, 2023$1,059,489$959,000 p. 28+10.5%
505Jan 18, 2023$996,867$979,000 p. 28+1.8%
205Jan 26, 2023$1,083,418$999,000 p. 28+8.5%
506Feb 16, 2023$894,000$829,000 p. 28+7.8%
606Mar 16, 2023$920,498$839,000 p. 29+9.7%
503Mar 22, 2023$696,483$699,000 p. 28−0.4%
403Apr 4, 2023$754,000$689,000 p. 28+9.4%
805Apr 4, 2023$1,401,112$1,239,000 p. 29+13.1%
502Apr 20, 2023$996,867$979,000 p. 28+1.8%
605Apr 25, 2023$1,073,236$989,000 p. 29+8.5%
603May 8, 2023$802,890$709,000 p. 29+13.2%
604May 10, 2023$774,000$719,000 p. 29+7.6%
304May 25, 2023$701,574$689,000 p. 28+1.8%
203Jun 14, 2023$808,491$729,000 p. 28+10.9%
204Jun 14, 2023$815,457$739,000 p. 28+10.3%
504Aug 17, 2023$774,000$709,000 p. 28+9.2%

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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
The Narrows LLC
Principals
Igor Nestor, Boris Kucher, Lizabeta Tisnovsky
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection

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

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