THE CONDO BOOK PROJECT

One Clinton Condominium

One Clinton Street Aka 280 Cadman Plaza West, Brooklyn, NY 11201

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Overview

A 38-story Hudson Companies tower in Brooklyn Heights with 134 apartments above a new Brooklyn Public Library branch that pays no common charges. The plan sets up no reserve fund. A 1% flip tax on resales goes toward capital repairs instead.

  • Address: One Clinton Street (also 280 Cadman Plaza West), Brooklyn Heights, Brooklyn
  • Plan: CD180010, accepted for filing in December 2018
  • Residences: 134 on floors 3 to 38, from one-bedrooms of about 907 square feet to four- and five-bedroom homes of about 4,250 square feet. Unit 4N goes to the resident manager, so 133 are for sale. There are no floors numbered 2 or 13.
  • Other units: the Library Unit, the Community Facility (STEM) Unit and two retail units of about 964 square feet combined, none offered under this plan
  • Parking and storage: 50 parking licenses at $65,000 to $200,000 (including EV and accessible spaces and tandem pairs) and 100 storage bin licenses at $15,000 each
  • First offering: 133 residences at about $468.7 million in total, from about $1.09 million to $11.8 million each (sponsor offering prices, not sales). With parking and storage, the offering came to about $477.7 million. The Attorney General's record now lists about $472.4 million.

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FigureThis building1Quay Tower2126 units · 0.5 miaccepted 201898 Front3165 units · 0.5 miaccepted 2019
Common ChargesPer Square Foot / Month$0.90Below peers$1.42$1.05
Average Offering PricePer Apartment$3.52MIn line$4.04M$1.48M
Average PricePer Square Foot$1,872In line$2,137$1,694
Property TaxesPer Square Foot / Month$1.02In line$1.22$0.94
Average Unit SizeSquare Feet1,876 SFIn line1,893 SF875 SF

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Unit mix, closings, budgets, finishes and the team, against Quay Tower and 98 Front, 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 A134 of 134
Closing prices vs. Schedule A133 homes: $413,488,142 at closing against $468,700,000 in Schedule A (p. 64, p. 65, p. 66, p. 67)−11.8%
Average closing price133 homes, on their Schedule A square feet$1,651 / SF
Closingsfirst and latest recordedJan 8, 2020 – Nov 6, 2024

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 134 closings
HomeRecordedClosing priceSchedule ADifference
19BJan 8, 2020$1,355,291$1,254,000 p. 66+8.1%
3BApr 15, 2020$1,351,727$1,350,000 p. 64+0.1%
4CDec 10, 2020$2,649,000$2,649,000 p. 640%
10BDec 10, 2020$1,191,353$1,142,000 p. 65+4.3%
8CDec 14, 2020$2,300,000$2,425,000 p. 65−5.2%
5FDec 15, 2020$1,358,346$1,295,000 p. 64+4.9%
16BDec 17, 2020$1,271,794$1,212,000 p. 65+4.9%
12CDec 21, 2020$2,536,564$2,485,000 p. 65+2.1%
24CDec 22, 2020$3,083,993$3,357,000 p. 66−8.1%
9CDec 24, 2020$2,429,000$2,440,000 p. 65−0.5%
8BJan 7, 2021$1,183,000$1,114,000 p. 64+6.2%
25CJan 7, 2021$3,375,000$3,375,000 p. 670%
12BJan 11, 2021$1,155,612$1,170,000 p. 65−1.2%
18CJan 12, 2021$2,859,000$3,249,000 p. 66−12%
20AJan 13, 2021$3,710,000$3,710,000 p. 660%
20BJan 13, 2021$1,371,583$1,268,000 p. 66+8.2%
15AJan 14, 2021$3,481,500$3,515,000 p. 65−1%
17AJan 14, 2021$3,357,500$3,650,000 p. 66−8%
15CJan 15, 2021$3,050,000$3,195,000 p. 65−4.5%
9BJan 18, 2021$1,183,207$1,128,000 p. 65+4.9%
14BJan 19, 2021$1,295,214$1,184,000 p. 65+9.4%
11BJan 21, 2021$1,249,393$1,156,000 p. 65+8.1%
18BJan 22, 2021$1,341,035$1,240,000 p. 66+8.1%
24BJan 25, 2021$1,388,893$1,324,000 p. 66+4.9%
37CJan 27, 2021$3,490,000$3,490,000 p. 670%
22BJan 28, 2021$1,280,064$1,296,000 p. 66−1.2%
25BFeb 4, 2021$1,446,933$1,338,000 p. 67+8.1%
17BFeb 5, 2021$1,210,924$1,226,000 p. 66−1.2%
23BFeb 5, 2021$1,293,891$1,310,000 p. 66−1.2%
21BFeb 9, 2021$1,380,394$1,282,000 p. 66+7.7%
22DFeb 10, 2021$3,620,000$4,054,000 p. 66−10.7%
15BFeb 11, 2021$1,295,214$1,198,000 p. 65+8.1%
33BFeb 23, 2021$4,800,000$5,413,000 p. 67−11.3%
6BFeb 26, 2021$1,123,130$1,088,000 p. 64+3.2%
7BMar 1, 2021$1,139,000$1,100,000 p. 64+3.5%
23DMar 1, 2021$4,168,743$4,084,000 p. 66+2.1%
30AMar 1, 2021$4,850,000$5,338,000 p. 67−9.1%
34CMar 9, 2021$3,521,588$3,450,000 p. 67+2.1%
6CMar 15, 2021$2,395,000$2,395,000 p. 640%
35AMar 15, 2021$8,946,147$10,030,000 p. 67−10.8%
25AMar 25, 2021$3,305,699$3,810,000 p. 66−13.2%
15DMar 30, 2021$3,584,000$3,844,000 p. 65−6.8%
23CMar 30, 2021$3,225,000$3,339,000 p. 66−3.4%
18AApr 1, 2021$3,550,000$3,670,000 p. 66−3.3%
11CApr 6, 2021$2,280,000$2,470,000 p. 65−7.7%
16CApr 9, 2021$2,999,999$3,213,000 p. 66−6.6%
7CApr 16, 2021$2,427,000$2,410,000 p. 64+0.7%
22CApr 19, 2021$3,389,911$3,321,000 p. 66+2.1%
10CApr 22, 2021$2,383,000$2,455,000 p. 65−2.9%
24AApr 30, 2021$3,564,605$3,790,000 p. 66−5.9%
32CMay 11, 2021$6,250,000$6,600,000 p. 67−5.3%
16AMay 24, 2021$3,392,500$3,630,000 p. 65−6.5%
14CMay 27, 2021$3,300,000$3,395,000 p. 65−2.8%
20CJun 3, 2021$3,240,000$3,285,000 p. 66−1.4%
24DJun 7, 2021$3,959,250$4,114,000 p. 66−3.8%
5GJun 8, 2021$2,119,163$2,531,000 p. 64−16.3%
5CJun 9, 2021$2,400,000$2,614,000 p. 64−8.2%
18DJul 6, 2021$3,394,128$3,934,000 p. 66−13.7%
23AJul 6, 2021$3,550,000$3,770,000 p. 66−5.8%
19CJul 12, 2021$3,100,000$3,267,000 p. 66−5.1%
5EJul 21, 2021$2,475,000$2,665,000 p. 64−7.1%
16DJul 21, 2021$3,538,899$3,874,000 p. 66−8.7%
20DJul 26, 2021$3,586,831$3,994,000 p. 66−10.2%
11DJul 27, 2021$1,550,000$2,045,000 p. 65−24.2%
22AJul 29, 2021$3,712,978$3,750,000 p. 66−1%
27AJul 29, 2021$5,300,000$5,625,000 p. 67−5.8%
12DAug 16, 2021$1,600,000$2,060,000 p. 65−22.3%
21DAug 16, 2021$3,695,000$4,024,000 p. 66−8.2%
5AAug 20, 2021$2,925,000$3,440,000 p. 64−15%
19AAug 20, 2021$3,250,000$3,690,000 p. 66−11.9%
21AAug 24, 2021$3,567,000$3,730,000 p. 66−4.4%
32BSep 10, 2021$4,950,000$5,388,000 p. 67−8.1%
8DSep 22, 2021$1,498,000$2,000,000 p. 65−25.1%
21CSep 24, 2021$2,449,910$3,303,000 p. 66−25.8%
10DSep 28, 2021$1,524,000$2,030,000 p. 65−24.9%
5BOct 1, 2021$2,475,000$2,715,000 p. 64−8.8%
7DOct 1, 2021$1,480,000$1,985,000 p. 64−25.4%
4KNov 1, 2021$2,233,000$2,765,000 p. 64−19.2%
14ANov 19, 2021$3,145,000$3,500,000 p. 65−10.1%
35CNov 19, 2021$3,384,756$3,470,000 p. 67−2.5%
11EDec 6, 2021$2,450,000$2,821,000 p. 65−13.2%
26ADec 6, 2021$4,853,271$5,600,000 p. 67−13.3%
4EDec 8, 2021$2,407,500$2,649,000 p. 64−9.1%
19DDec 8, 2021$3,500,000$3,964,000 p. 66−11.7%
11ADec 9, 2021$3,050,000$3,470,000 p. 65−12.1%
9DDec 16, 2021$1,615,000$2,015,000 p. 65−19.9%
12ADec 16, 2021$3,080,000$3,485,000 p. 65−11.6%
17DDec 21, 2021$3,500,000$3,904,000 p. 66−10.3%
32AJan 5, 2022$4,800,000$5,388,000 p. 67−10.9%
9AJan 6, 2022$2,995,000$3,440,000 p. 65−12.9%
37BJan 14, 2022$4,710,420$5,375,000 p. 67−12.4%
7AFeb 8, 2022$2,950,000$3,410,000 p. 64−13.5%
33AFeb 24, 2022$4,850,000$5,413,000 p. 67−10.4%
10AFeb 25, 2022$3,075,000$3,455,000 p. 65−11%
4AFeb 28, 2022$3,011,398$3,400,000 p. 64−11.4%
25DMar 10, 2022$3,900,000$4,144,000 p. 67−5.9%
35BMar 10, 2022$4,650,000$5,315,000 p. 67−12.5%
8AMar 14, 2022$2,995,000$3,425,000 p. 64−12.6%
4BApr 1, 2022$2,360,000$2,700,000 p. 64−12.6%
6AApr 1, 2022$2,965,000$3,395,000 p. 64−12.7%
17CApr 11, 2022$3,152,500$3,231,000 p. 66−2.4%
14DApr 27, 2022$3,500,000$3,814,000 p. 65−8.2%
4PApr 28, 2022$3,500,000$4,250,000 p. 64−17.6%
6DMay 11, 2022$1,900,000$2,160,000 p. 64−12%
10EMay 11, 2022$2,380,000$2,806,000 p. 65−15.2%
12EMay 16, 2022$2,475,000$2,836,000 p. 65−12.7%
3AMay 17, 2022$2,950,000$3,360,000 p. 64−12.2%
4HMay 31, 2022$2,350,000$2,765,000 p. 64−15%
9EJun 17, 2022$2,475,000$2,791,000 p. 65−11.3%
4MJul 8, 2022$2,350,000$2,765,000 p. 64−15%
34BJul 8, 2022$4,650,000$5,285,000 p. 67−12%
4JJul 14, 2022$2,850,000$3,425,000 p. 64−16.8%
8EJul 18, 2022$2,475,000$2,776,000 p. 65−10.8%
29BAug 17, 2022$4,496,956$5,312,000 p. 67−15.3%
34ASep 29, 2022$4,675,000$5,433,000 p. 67−14%
4GOct 26, 2022$3,000,000$3,650,000 p. 64−17.8%
7ENov 3, 2022$2,300,000$2,761,000 p. 64−16.7%
36BNov 3, 2022$7,875,000$11,382,000 p. 67−30.8%
38BDec 15, 2022$9,137,713$11,811,000 p. 67−22.6%
6EApr 27, 2023$2,550,000$3,295,000 p. 64−22.6%
3EJul 17, 2023$2,400,000$2,710,000 p. 64−11.4%
29AAug 7, 2023$4,325,000$5,312,000 p. 67−18.6%
37AAug 18, 2023$8,050,000$11,160,000 p. 67−27.9%
28AAug 24, 2023$4,300,000$5,288,000 p. 67−18.7%
31BAug 29, 2023$4,350,000$5,363,000 p. 67−18.9%
4FOct 2, 2023$2,250,000$2,925,000 p. 64−23.1%
27BOct 27, 2023$4,300,000$5,258,000 p. 67−18.2%
31AFeb 28, 2024$4,659,724$5,363,000 p. 67−13.1%
28CMay 8, 2024$4,300,000$6,400,000 p. 67−32.8%
30CJun 18, 2024$4,150,000$6,500,000 p. 67−36.2%
RETJul 30, 2024$635,000——
28BJul 31, 2024$4,100,000$5,288,000 p. 67−22.5%
30BSep 11, 2024$4,150,000$5,338,000 p. 67−22.3%
26BNov 6, 2024$4,150,000$5,625,000 p. 67−26.2%

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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

What It Costs to Run

The sponsor projected a first-year budget (July 2020 to June 2021) of about $2.71 million. Residences carry nearly all of it, since the library, STEM lab and shops pay only small shares. Here's how that works out in monthly common charges, per Schedule A:

  • About $640 to $900 a month for the one-bedrooms.
  • About $660 to $1,870 a month for two-bedrooms and about $1,700 to $3,210 for three-bedrooms.
  • About $4,700 to $4,760 a month for the largest four- and five-bedroom homes on the top floors.
  • Projected real estate taxes from about $920 to $4,330 a month.

Notable lines:

  • Staff: about $1.3 million.
  • Repairs and maintenance: about $303,000, including elevator and boiler contracts and sidewalk snow removal.
  • Insurance: about $258,000 for the whole building, including terrorism coverage.
  • Gas, electricity and water: about $248,000 for heat, hot water and cooking gas, about $207,000 for common-area electricity and about $150,000 for water and sewer.
  • Management fee: about $132,000 to Lisa Management, which is affiliated with the sponsor, under a three-year agreement.

Good to know: there's no reserve fund and no window-washing budget, since owners wash their own windows. You'll pay two months of common charges into working capital at closing, and the 1% flip tax on later resales feeds a reserve fund. For context, see reserve funds, why operating costs differ and our common charge benchmarks.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

Marvel Architects' specifications list three kitchen packages by apartment size (compare with our NYC condo finishes guide).

Kitchen

  • Most apartments: a 30-inch Liebherr refrigerator, a 30-inch Bertazzoni gas range, a Prestige recirculating hood, a Bosch dishwasher, a Miele speed oven and a Waste King disposal.
  • Mid-size layouts: a 36-inch Liebherr refrigerator, a 36-inch range and an 18-inch U-Line wine fridge.
  • Largest layouts: a Gaggenau refrigerator and wine fridge, a 48-inch Bertazzoni range and a ducted hood.
  • Counters in white marble and white quartz, a white marble backsplash, and cabinets in white paint and white oak veneer.

See how these brands compare in our kitchen appliance brands research.

Baths

  • Primary baths: marble floors, 12-by-28-inch stone wall tile, a TOTO Vespin II toilet, a Kallista undermount sink and Rohl fittings in polished nickel. Some get a freestanding MTI tub; others an MTI Andrea tub or a shower only.
  • Second baths: 1-inch round ceramic mosaic floors, TOTO toilets and Rohl fittings.
  • Powder rooms: stone floors and herringbone ceramic wall tile.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • Engineered European white oak floors, 3/4 inch thick in 7-inch planks, with a 10-year warranty. The plan says they can be sanded once.
  • Ceilings of about 9 feet 10 inches in living rooms, kitchens and bedrooms, and about 8 feet 11 inches in halls and baths, lower in some units.
  • Limestone veneer and metal panels outside, with Wausau aluminum in-swing casement windows that have 4-inch stops.
  • Floors and walls are rated about STC 50 and IIC 50 (see soundproofing).

Laundry, Heating and Cooling

  • A Whirlpool front-load washer and a ventless Whirlpool heat-pump dryer in every apartment, plus a cellar laundry room with two washers and two vented dryers.
  • ClimateMaster water-source heat pumps heat and cool each apartment and run on your own electric meter. Gas boilers warm the building's water loop and make the hot water, and that gas is paid through common charges (see heating and cooling systems).

Amenities, Staffing & Transportation

Most amenities sit on floors 3 to 5, with a sky lounge higher up (compare with amenities by building size).

Floors 3 to 5

  • A 3rd-floor fitness center with a yoga room, a sauna, a seven-person hot tub and separate changing rooms.
  • A children's playroom, plus a 3rd-floor terrace of about 3,500 square feet with grills, shaded seating and a turf play area with a slide.
  • A 4th-floor multimedia room with a large TV, seating for about 12 and a pantry.
  • A 5th-floor lounge and study with a kitchenette and space for meetings.

26th Floor and Below Grade

  • A double-height sky lounge of about 1,125 square feet with a kitchenette, a bar and its own terrace.
  • Two bike rooms in the sub-cellar, 100 storage bins in the cellar and the garage.

Good to know: the board can charge fees for the amenities. They may not open until 90 days after the first closing. There's no pool.

Staffing and Services

The year-one budget plans 15 full-time employees. Staff can choose whether to unionize, and the budget assumes union wages:

  • A resident manager living in unit 4N and two handypersons.
  • Seven lobby attendants and concierges, for a uniformed attendant around the clock.
  • Five porters, plus vacation relief.

Staff costs come to about $1.3 million, nearly half the budget. Two passenger elevators run 24/7, and a third serves as a service elevator. The garage is unattended. Our doorman cost guide puts these numbers in context.

Tip: the sponsor leases unit 4N to the board rent-free for 10 years. After that, the plan makes no promise, and common charges would go up if the board has to rent or buy a home for the resident manager.

Transportation

  • Subway: 3 min walk to Borough Hall/Court St 2 3 4 5 R; Clark St 2 3, 4 min
  • Parking: 50 parking units in the plan

Fine Print

What's Specific to It

  • A library that pays nothing: the Library Unit gets two parking spaces and is exempt from all common charges and assessments, even if it later stops being a library or is sold to a for-profit owner.
  • A condo inside a condo: the building is a two-unit master condominium (the library and everything else). One Clinton is a sub-condominium of the second unit. The plan says the city's Department of Finance agreed to this setup and that it will be the first of its kind.
  • A STEM lab for city schools: a community facility of about 9,200 square feet is leased to the School Construction Authority as a science, technology, engineering and math lab for the Department of Education.
  • Affordable housing elsewhere: the tower's extra floor area comes from 114 permanently affordable apartments a sponsor affiliate is building at 909 Atlantic Avenue and 1043 Fulton Street. 58 apartments on floors 14 and up can't get a certificate of occupancy until those are done.
  • A flip tax instead of a reserve: the sponsor funds no reserve, and owners who resell pay 1% of the price into a reserve fund.
  • A garage with car elevators: 50 parking licenses in an unattended self-park garage reached by two automated parking elevators.

One Clinton stands where Clinton Street, Tillary Street and Cadman Plaza West meet, at the edge of the Brooklyn Heights historic district, with its garage entrance on Cadman Plaza West. Its offering plan tells you who shares the building, what's in the apartments and what it should cost to run.

Fine Print Worth Knowing

  • Living with a library: the library and STEM lab will bring more people and cars around the building. The library's owner can attend board and owner meetings on matters that materially affect it, and the condo can't act on those matters without its written consent.
  • Affordable-housing hold-up: about 58 named apartments can't get a temporary certificate of occupancy until the city certifies the off-site affordable housing. If the affiliate doesn't deliver and no other source is found, those apartments can't get a TCO at all.
  • Lawsuit: a community group, Love Brooklyn Libraries, challenged the project's environmental review. The lower court dismissed the case in 2016 and the appeal hadn't been scheduled when the plan was filed. Sponsor's counsel called a reversal highly unlikely.
  • Long sponsor control: the sponsor names a majority of the board for up to five years, and its lenders can fill those seats. The plan says there's no limit on how long the sponsor could control the board if it keeps enough votes, and investors can buy any number of units.
  • Warranty: the sponsor gives a one-year limited warranty on each apartment and on the common areas. The state's implied housing warranty doesn't apply.
  • Parking and storage: both are licenses, not deeded units, and can be sold only to other owners. An owner with a disability can buy an accessible space from a non-disabled owner at the original price plus 3% a year.
  • Sponsor's roof rights: the sponsor keeps a permanent easement to put antennas and other equipment on the roof and facade and keeps any fees.

Team

  • Sponsor: Cadman Associates LLC, an affiliate of The Hudson Companies (principal: David Kramer)
  • Architect: Marvel Architects
  • MEP engineer and energy expert: Cosentini Associates
  • Structural engineer: DeNardis Engineering
  • Managing agent: Lisa Management (a sponsor affiliate)
  • Budget expert: Orsid Realty
  • Selling agent: The Corcoran Group
  • Sponsor's counsel: Silverman Shin & Byrne
  • Tax projection: Tuchman, Korngold, Weiss, Liebman & Gelles
  • Construction lender: Starwood Property Mortgage, with a mezzanine loan from BPL Funding 100

The plan doesn't name an interior designer.

Nearby

FAQ

Is there a library inside One Clinton?

Yes. The sponsor had to build a new Brooklyn Public Library branch of about 26,620 square feet on parts of the cellar, first and second floors and give it to the city. The library unit gets two parking spaces and pays no common charges or assessments.

Does One Clinton have parking?

Yes. An unattended self-park garage off Cadman Plaza West, reached by two automated parking elevators, has 52 spaces. Two are for the library, and 50 were offered to residents as licenses at about $65,000 to $200,000, first come, first served.

Does One Clinton have a reserve fund?

No. The sponsor didn't fund one. Instead, owners who resell pay a 1% flip tax into a reserve for capital repairs, and buyers pay two months of common charges into working capital at closing.

Where this comes from: the building's offering plan (CD180010) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, the architect's Description of Property, Schedule A, Schedule B and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.