1171 86th Street Condominium
1171 86th Street, Brooklyn, NY 11228
Overview
1171 86th Street is a new 8-unit condo in Brooklyn, with 7 parking units.
- Offering plan: Accepted August 2024 · 235 pages · floor plans on page 31
- Finishes: Hardwood floors, laminate kitchen countertops, Frigidaire appliances, washer/dryer hook-ups and American Standard bathroom fittings
- Prices: $728 a square foot on average, as first offered; $6.15 million in all
- Common charges: $172–$297 a month, the sponsor's first-year estimate
- Sponsor: 19th Hole Gardens, LLC, represented by Paul A. Leff, Esq.; principals Sebastiano Piccininni
- Subway: 16-minute walk to 86 St (R); 20 minutes to Bay Ridge-95 St (R)
- Amendments: 1, the latest in February 2025
- Units
- 8 residential · 7 parking
- Subway
- 16 min walk to 86 St RBay Ridge-95 St R, 20 min
- Principals
- Sebastiano Piccininni
- Average $/sf
- $728Homes in Schedule A, as first offered
- Common charges
- $172–$297 a monthSponsor's first-year estimate in Schedule A, September 1, 2024 through August 31, 2025
- Offering price
- $6.15 million total
- Floor plans
- Page 31 of the plan
- SubmittedFebruary 2025
- AcceptedAugust 2024
- 1 amendment
- First sale
- Latest sale
Units & Prices
Sales
6 of 8homes sold (75%)
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 1171 86th Street'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 →Compare
| Figure | This building1 | Dyker211 units · 0.3 miaccepted 2024 | 1307 84th312 units · 0.2 miaccepted 2024 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.20Lowest | $0.43 | $0.48 |
| Average Offering PricePer Apartment | $746,875Below peers | $825,723 | $869,250 |
| Average PricePer Square Foot | $728Lowest | $904 | $1,000 |
| Average Unit SizeSquare Feet | 1,026 SFLarger | 913 SF | 869 SF |
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.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 5 closing costs in the plan, with their pagesSee it free →The Building
Team
- Sponsor
- 19th Hole Gardens, LLC
- Principals
- Sebastiano Piccininni
- Counsel
- Paul A. Leff, Esq.
- Tax estimate
- Moseson & AssociatesPrepared the first-year real estate tax projection
- Construction lender
- 1450 Gun Hill Road LLC, Sterling Trust Company and Custodian FBO Ira Saferstein IRA Account # 080206$400,000 loan stated in the plan
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R5B
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 1307 84th Street Condominium0.2 mi · 12 units · 8 parking · 2024
- Dyker Condominium0.3 mi · 11 units · 8 parking · 2024
- Battery Avenue Condominium0.4 mi · 6 units · 4 parking · 2020
- 210 Bay 7th Street Condominium0.5 mi · 12 units · 8 parking · 2021
- 203 & 205 Bay 8th Street Condo0.6 mi · 6 units · 2007
- Heights Condominium0.6 mi · 13 units · 2001
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