THE CONDO BOOK PROJECT

10 Nevins Street Condominium (The Brooklyn Grove)

10 Nevins Street, Brooklyn, NY 11217

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Overview

A 184-unit condo in Downtown Brooklyn from Nevins Street Owner LLC, mostly studios and one-bedrooms. It has a heated cellar lap pool and a non-union staff, and buyers chip in at closing to buy the resident manager's apartment. The offering plan specifies Bosch appliances, a washer and dryer in each apartment and a VRF heat pump system for heating and cooling.

  • Address: 10 Nevins Street, Downtown Brooklyn
  • Plan: CD170169, accepted for filing in July 2018
  • Building: ground-up construction, about 270 feet to the main roof. Homes are on marketing floors 3 to 27, and the marketing floor numbers skip 4 and 13.
  • Residences: 184, including the resident manager's unit, from studios of about 408 sq ft to three-bedroom, two-bath homes of about 1,582 sq ft
  • Other units: two ground-floor retail units, not offered for sale
  • Parking and storage: 11 outdoor self-park spaces at $120,000 each and 46 cellar storage bins of about 10 to 19 sq ft at $15,000 to $28,000, all sold as licenses with monthly fees
  • First offering: 184 residences at about $194.7 million in total. Studios run $575,000 to $875,000, one-bedrooms $810,000 to $1.25 million, two-bedrooms $1.31 million to $1.9 million and three-bedrooms $2.45 million to $2.55 million (sponsor offering prices, not sales).
  1. SubmittedDecember 2018
  2. AcceptedJuly 2018
  3. 19 amendments
  4. First sale
  5. Latest sale

Sales

178 of 184homes sold (97%)
Every sale: 178 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do The Brooklyn Grove's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 4 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

The architect's description lists brands and models, all subject to substitution (compare with our NYC condo finishes guide).

Kitchen

  • All-Bosch appliances: gas cooktop, wall oven, pull-out hood, refrigerator, dishwasher and microwave drawer. Studios and some one-bedrooms get 24-inch 500 Series pieces. Larger homes move up to 30-inch Benchmark Series pieces and a fridge with an ice maker.
  • Two- and three-bedrooms add a 15-inch Marvel wine cooler.
  • A Signature Plumbing stainless sink with a Grohe faucet. The plan doesn't specify countertops or cabinets.

More on these brands: kitchen appliance brands in NYC condos.

Baths

  • Laufen Pro toilets and Signature Plumbing sinks.
  • Waterworks fittings in polished nickel: the .25 collection in primary baths and Flyte in secondary baths, with rain shower heads and hand showers.
  • Hydrosystems acrylic tubs, Mountain Plumbing shower drains, and stone or ceramic tile floors.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • 3/4-inch hardwood strip floors in living areas, bedrooms and kitchens. The plan doesn't name the wood species.
  • Ceilings of about 9'8" to 10'11", measured to the slab or dropped ceiling, and lower at soffits.
  • Peerless aluminum windows and terrace doors with argon-filled, low-E insulated glass.

Laundry, Heating and Cooling

  • Every home gets a stacked Bosch 300 Series washer and ventless electric dryer. A cellar laundry room has two Speed Queen washers and gas dryers.
  • Heating and cooling come from a Daikin VRV electric heat pump system, with concealed ceiling units in each room with outdoor exposure and programmable thermostats. There are no boilers.
  • Each unit has its own Con Edison electric meter. Hot water comes from gas-fired PVI heaters, and gas, water and sewer are in the common charges.

Amenities, Staffing & Transportation

Almost everything is in the cellar (compare with amenities by building size):

  • Pool: a lap pool of 40 by 14 feet with two lanes, 3.5 to 4.5 feet deep, plus a pool deck and a unisex changing room.
  • Fitness: an exercise room with Life Fitness equipment, open 24/7 by key fob, and a yoga room.
  • Social: a residents' lounge with a fireplace, a dining area and a party room with a kitchenette.
  • Family and pets: a kids' play room and a pet spa with a grooming tub.
  • Roof: amenity space laid out around the rooftop mechanical equipment, behind acoustic screens.
  • Bikes: a room for 92 bikes, licensed for a fee. The budget counts about $27,600 a year from them.

Good to know: the plan describes the amenity costs as a mandatory charge on all residential owners, and the budget includes $106,000 for a lifeguard and amenity operator. Some amenities may not open until up to 12 months after the first closing.

The 11 on-site parking spaces are outdoors, off Livingston Street, and self-park, with a $200 monthly fee on top of the $120,000 price. The 26 off-site spaces were to be in a garage on Willoughby Street, using 189 Schermerhorn Street in the meantime. They're rented, with rates set by the garage operator. More: parking: sold, licensed or leased and storage units.

Staffing and Services

The budget plans a non-union staff paid at least the state minimum wage:

  • A 24/7 concierge (about 4.2 full-time).
  • A full-time building manager, a handyman and about 3.8 porters.
  • Two Otis elevators serving the cellar through the roof.

Payroll comes to about $753,000, nearly 45% of the budget. Our doorman cost guide puts these numbers in context.

Good to know: the plan isn't consistent on staffing. The services section promises a doorman 16 hours a day in addition to the concierge, but the budget doesn't include one. The budget also calls the manager "non-resident," though unit 5A is set aside for a resident manager. Ask which staffing plan the building will open with.

Transportation

  • Subway: 1 min walk to Nevins St 2 3 4 5; DeKalb Av B Q R, 2 min
  • Parking: 11 parking units in the plan
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 19 Aug 5, 2026

This amendment updates the sales inventory and prices of 7 unsold homes, reports that the Sponsor has handed control of the Board to the new members, notes that a Temporary Certificate of Occupancy was issued, and corrects the lot line window disclosure.

  • Sponsor relinquished control of the Board as of April 27, 2026
  • Temporary Certificate of Occupancy issued July 15, 2026; architect's letter dated August 4, 2026 states no remaining cost for outstanding work needed for the Permanent Certificate of Occupancy
  • Sponsor still owns 7 unsold residential units, 15 storage cage licenses and 6 parking space licenses as of July 13, 2026
  • Unsold home prices listed in Exhibit A, from $1,021,500 (21J) to $2,522,500 (17I)
  • Lot line window disclosure in Special Risk #13 corrected to Unit K on the 5th through 9th floors, Unit J on the 10th through 16th floors, and the west corridor on the 11th through 16th and 18th through 22nd floors
  • Working Capital Fund approximately $122,505.21 and Reserve Fund approximately $690,775.09 as of July 13, 2026
  • 2026 budget attached as Exhibit C and 2025 financial statement attached as Exhibit D
  • FinCEN residential real estate reporting rule disclosure added; federal court vacated the rule on March 19, 2026

Amendment 18 Jul 22, 2026

The sponsor changes the offering prices of seven unsold homes, as listed in amended Exhibit A, and the changes do not affect purchase agreements already in effect.

  • Prices of 7 unsold homes changed (Exhibit A)
  • Current prices: 17I 2,522,500; 21J 1,021,500; 22J 1,100,000; 25A 1,453,500; 26A 1,555,000; PHA 1,592,500; PHI 2,350,000
  • Price changes do not affect Purchase Agreements in effect on the amendment date
  • Schedule A prices increased for 1 home (median +0.6%): 21J $1,015,000 → $1,021,500
  • Schedule A prices decreased for 5 homes (median -7.8%): 17I $2,750,000 → $2,522,500; 25A $1,615,000 → $1,453,500; 26A $1,635,000 → $1,555,000; PHA $1,660,000 → $1,592,500; ...

Amendment 17 Aug 5, 2025

Seventeenth Amendment updates financial disclosures, board composition, 2025 budget, and tax law changes from the One Big Beautiful Bill Act.

  • As of July 31, 2025: 14 unsold residential units, 14 unsold storage cages, 6 unsold parking spaces
  • Aggregate monthly Common Charges for unsold units approximately $20,140.47
  • Aggregate monthly real estate taxes for unsold units approximately $29,390.51
  • 1 unsold residential unit being rented at $10,250.00 monthly
  • Working Capital Fund approximately $112,181.33; Reserve Fund approximately $599,194.27
  • Temporary Certificate of Occupancy issued June 17, 2025; no remaining cost for Permanent Certificate of Occupancy
  • One Big Beautiful Bill Act (effective July 4, 2025) increases SALT deduction cap to $40,000 through 2029, reverting to $10,000 in 2030
  • Purchasers advised to consult tax expert regarding impact of new federal tax law

Amendment 16 May 21, 2025

Amendment changes sponsor's counsel, escrow agent, and escrow bank, with binding arbitration for disputes.

  • Sponsor's counsel changed to Adler & Stachenfeld LLP at 555 Madison Avenue, 6th Floor, New York
  • Escrow agent changed to Adler & Stachenfeld LLP with phone (212) 883-1700
  • Escrow bank changed to Webster Bank, N.A. at 420 Lexington Avenue, New York
  • FDIC deposit insurance limited to $250,000 maximum per depositor
  • All disputes resolved by binding arbitration in New York County under American Arbitration Association rules
  • Purchaser must give Sponsor written notice and opportunity to cure before initiating arbitration
  • If Sponsor prevails in arbitration, Purchaser must reimburse Sponsor's legal fees and disbursements
  • Escrow interest rate approximately 0.01% as of amendment date

Amendment 15 Aug 8, 2024

Amendment updates financial disclosures, board composition, 2024 budget, and documents the sale of the resident manager's unit to the board.

  • 22 unsold residential units, 20 unsold storage cage licenses, and 8 unsold parking space licenses as of July 31, 2024
  • Sponsor renting 3 unsold units for aggregate monthly rent of $27,925.00
  • Working Capital Fund balance approximately $97,460.09 as of July 25, 2024
  • Reserve Fund balance approximately $485,064.79 as of July 25, 2024
  • Temporary Certificate of Occupancy issued July 31, 2024
  • Unit 5A sold to Board on February 29, 2024 for $1,310,000.00 with $310,000.00 note at 5% per annum

Amendment 14 Jul 31, 2023

Sponsor offers unsold residential units, storage units, and parking spaces with Nest Seekers LLC as the new selling agent.

  • Nest Seekers LLC engaged as selling agent for unsold units (office at 505 Park Avenue, NY 10022)
  • 12 unsold residential units offered at prices ranging from $615,000 to $1,795,000
  • 21 storage units offered at prices from $16,000 to $28,000
  • 9 parking spaces offered at $150,000 each
  • Schedule A pricing effective January 1, 2023 through December 31, 2023

Amendment 13 May 4, 2023

Amendment offers two retail units and nine parking spaces for sale, updates sponsor's unsold unit inventory and financial disclosures as of April 27, 2023, sets parking space prices at $150,000 each, and provides 2023 budget and 2022 financial statement.

  • Two retail units offered for sale with prices and carrying charges on Exhibit A
  • Parking space license prices set at $150,000 per space
  • Sponsor owns 33 unsold residential units as of April 27, 2023
  • Monthly common charges for unsold residential units approximately $37,237.32
  • Monthly real estate taxes for unsold residential units approximately $50,467.58
  • Aggregate monthly rent from unsold units $175,245.00 as of April 1, 2023
  • Working Capital Fund approximately $89,747.82 as of April 26, 2023
  • Reserve Fund approximately $374,026.28 as of April 26, 2023

Amendment 12 May 13, 2022

Sponsor financial disclosure updated as of May 1, 2022, with 32 unsold units priced and listed, 2022 budget certified, and building TCO issued April 15, 2022.

  • 32 unsold residential units with prices ranging from $615,000 to $2,595,000
  • Aggregate monthly common charges for unsold units: $34,259.72
  • Aggregate monthly real estate taxes for unsold units: $43,897.94 (2021/2022 fiscal year)
  • Aggregate monthly rent from unsold units: $160,557.00
  • 2022 budget total income and expenses: $1,786,399
  • Working Capital Fund: approximately $92,032.00
  • Reserve Fund: approximately $308,819.00
  • Temporary Certificate of Occupancy issued April 15, 2022; no remaining cost for Permanent Certificate of Occupancy

Amendment 10 Sep 21, 2020

Prices of unsold units changed, closing credit of two years of real estate taxes offered through December 31, 2020, and resident manager unit rent established.

  • Offering prices of unsold residential units amended per Schedule A
  • Closing credit equal to two years of annual real estate taxes for units purchased by December 31, 2020
  • Monthly resident manager's unit rent set at $5,977 including common charges, taxes, and utilities
  • Working Capital Fund approximately $50,073.82
  • Reserve Fund approximately $50,964.71
  • Temporary Certificate of Occupancy issued August 14, 2020; Permanent Certificate estimated cost $25,000.00
  • Sales gallery relocated to 10 Nevins Street, Brooklyn
  • New selling agent: Brown Harris Stevens Development Marketing LLC
  • Schedule A prices decreased for 41 homes (median -8.1%): 3A $1,375,000 → $1,200,000; 6L $910,000 → $875,000; 7G $855,000 → $805,000; 7L $920,000 → $885,000; ...

Amendment 4 Mar 6, 2019

Sponsor amended offering prices of certain unsold units.

Amendment 3 Feb 28, 2019

Offering prices of unsold residential units are amended as set forth in the attached Schedule A.

  • Schedule A prices decreased for 38 homes (median -5.4%): 5C $875,000 → $850,000; 5K $795,000 → $780,000; 5L $980,000 → $900,000; 6A $1,320,000 → $1,150,000; ...

Amendment 2 Nov 8, 2018

Plan declared effective after 28 units sold; updates lot line windows disclosure, purchase agreement terms, smoking policy, preferred lender, escrow banks, off-site parking arrangement, and FinCEN disclosure.

  • Plan declared effective; 28 Residential Units sold (15.2% of 184 units)
  • Lot line windows location corrected in Special Risk #3
  • Closing contributions changed to 1 month Common Charges each for Working Capital and Reserve Funds
  • Legal fees reimbursement terms amended in Purchase Agreement
  • Smoking prohibited in all General Common Elements and Residential Common Elements
  • Wells Fargo Home Mortgage designated as preferred lender
  • Bank Leumi USA and Citibank N.A. designated as Escrow Banks
  • Off-site parking: 26 spaces at 343 Gold Street, Brooklyn via agreement with Avalon Gold, LLC expiring November 28, 2117 or life of building

Amendment 1 Dec 19, 2018

Offering prices for unsold residential units have been amended, effective on the amended Schedule A.

  • Offering prices of certain unsold residential units changed per amended Schedule A
  • Price changes do not affect Purchase Agreements in effect as of December 19, 2018
  • Schedule A prices increased for 1 home (median +7.8%): 17I $2,550,000 → $2,750,000
  • Schedule A prices decreased for 5 homes (median -3.6%): 5K $825,000 → $795,000; 5M $610,000 → $575,000; 6C $885,000 → $870,000; 8L $1,010,000 → $955,000; ...
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • Small homes, mostly: 69 studios and 67 one-bedrooms make up nearly three-quarters of the 184 units. There are 42 two-bedrooms and just six three-bedrooms.
  • Buyers fund the super's apartment: the sponsor sells unit 5A to the condo board for $1.31 million. Each buyer pays a share of that, plus about $43,500 in closing costs, at closing.
  • A one-year resale ban: you can't list, advertise or resell your unit for 12 months after buying it from the sponsor.
  • A cellar pool: a 40-by-14-foot lap pool heated to about 82°F, with a skylight from the rear-yard terrace above.
  • Parking mostly off site: 11 outdoor spaces are sold as licenses, and another 26 are planned in a garage on Willoughby Street that hadn't been built yet.

The Brooklyn Grove sits at 10 Nevins Street between Fulton and Livingston Streets in Downtown Brooklyn, with its parking off Livingston Street. Its offering plan tells you what's in the units, who staffs the building and what it should cost to run.

Fine Print Worth Knowing

  • The resident manager's unit: your closing payment goes toward unit 5A. If buyers' payments don't cover it within two years, the board signs a three-year, 5% interest-only note to the sponsor, which could mean a special assessment when it comes due.
  • No reselling for a year: you can't list or resell for 12 months after buying from the sponsor, except to family or an entity you control.
  • Sponsor control: the sponsor runs the board until it owns 10% or less of the units or five years pass, whichever is later. It can rent up to 85% of units, so the plan warns owner-occupants may never control the board.
  • Leasing: leases must run from 12 months to five years, and the board has a right of first refusal.
  • Lot-line windows: some units in lines K, J and I, and some corridors, have windows on the property line that may have to be sealed if a neighbor builds.
  • Windows and smoking: owners clean their own windows from inside and must use white-backed window treatments. Smoking is banned in common areas and on terraces.
  • Licenses can be withdrawn: until 75% of storage bins or parking spaces are under contract, the sponsor can withdraw them from sale, and you'd still have to buy your apartment. The generator powers only certain systems and is tested monthly, which the plan says can be loud.

FAQ

Does The Brooklyn Grove have a pool?

Yes. The offering plan for 10 Nevins Street specifies a two-lane lap pool of about 40 by 14 feet in the cellar, heated to about 82°F, with a changing room and a lifeguard and amenity operator budgeted at $106,000 a year.

How much are common charges at 10 Nevins Street?

The sponsor's first-year projections put common charges at about $390 to $670 a month for studios, $600 to $830 for one-bedrooms, $940 to $1,410 for two-bedrooms and $1,540 to $1,860 for three-bedrooms. Projected real estate taxes of about $440 to $2,100 a month come on top, with no abatement mentioned.

What extra costs come at closing?

Besides transfer taxes and fees, buyers pay one month of common charges into working capital, one month into the reserve fund, and a share of the $1.31 million price and about $43,500 in closing costs for the resident manager's unit, which the board buys from the sponsor.

Where this comes from: the building's offering plan (CD170169) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, Description of Property and Specifications, Schedules A, A-1, A-2 and B and their notes, Reserve Fund, Management Agreement and Identity of Parties. The name The Brooklyn Grove comes from our building record; the plan itself uses 10 Nevins Street Condominium. 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.

Team

The plan doesn't name an interior designer; nyrej.com reports ODA.

Zoning

Zoning district
C6-4
Special district
Special Downtown Brooklyn District (DB)

Today's zoning, from city data (PLUTO 26v2).

Nearby

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The Condo Book Project Are The Brooklyn Grove's common charges high for the area? No, they're on the low side. The Brooklyn Grove budgets $0.96 per square foot a month, against a $1.01 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?
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