THE CONDO BOOK PROJECT

16 2nd Place Condominium

16 2nd Place, Brooklyn, NY 11231

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Overview

16 2nd Place is a 4-unit condo in Brooklyn.

  • Offering plan: Accepted November 2021 · 237 pages · floor plans on pages 161–163
  • Finishes: Hardwood floors, stone kitchen countertops, Bosch and Bertazzoni appliances, a washer and dryer in each apartment, Kohler bathroom fittings and split-system units for heating and cooling
  • Prices: $1,745 a square foot on average, as first offered; $12.7 million in all ($10.9 million when first offered)
  • Common charges: $444–$471 a month, the sponsor's first-year estimate
  • Developer: Iliad Research and Trading, L.P.; principals Carolyn Bever, Donald Brennan and John M. Fife
  • Sponsor: 16 Second Place, LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.
  • Subway: 6-minute walk to Carroll St (F, G); 12 minutes to Smith-9 Sts (F, G)
  • Amendments: 6, the latest in March 2026
  1. SubmittedMarch 2022
  2. AcceptedNovember 2021
  3. 6 amendments

Sales

0 of 4homes sold (0%)

From city records (ACRIS), through Aug 31, 2021.

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 16 2nd Place'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 7 closing costs in the plan, with their pagesSee it free →

Amendments

Amendment 6 Mar 4, 2026

First closing occurred in November 2025; three units sold as of February 2026; offering plan extended six months.

  • First closing for Unit 4 on November 17, 2025
  • Units 1, 2, and 4 sold; Unit 3 unsold as of February 18, 2026
  • Final Certificate of Occupancy issued November 12, 2024
  • Condominium Declaration recorded October 15, 2025
  • Working Capital Fund contributions of $3,484.86 held in escrow
  • Unit owner-controlled Board election anticipated spring 2026
  • Offering Plan extended six months

Amendment 5 Jan 19, 2026

Unit prices increased for two apartments.

  • Unit 2 price raised from $2,925,000 to $3,250,000
  • Unit 3 price raised from $3,050,000 to $3,350,000

Amendment 4 Feb 25, 2025

Amendment updates first year of operation dates, real estate taxes, and schedules; extends offering plan.

  • First year of condominium operation now August 1, 2025 through July 31, 2026
  • Annual property tax for whole building $42,498 (post-completion assessed value $339,982 at 12.500% rate)
  • Tax lot subdivision anticipated completion July 2025
  • Purchasers in contract as of Amendment 4 offered rescission if first unit closing does not occur by December 31, 2025
  • New purchasers offered rescission if first unit closing does not occur by July 31, 2026
  • Offering plan extended additional six months from acceptance date
  • Unit 4 purchase agreement accepted constituting 25% of residential units
  • Schedule A prices increased for 4 homes (median +11.5%): 1 $2,725,000 → $2,900,000; 2 $2,725,000 → $2,925,000; 3 $2,675,000 → $3,050,000; 4 $2,825,000 → $3,150,000

Amendment 3 Nov 19, 2024

Construction completed with Certificate of Occupancy issued; first year of operation projected January 1–December 31, 2025; insurance costs and real estate taxes increased; offering plan extended six months.

  • Final Certificate of Occupancy issued November 12, 2024
  • First year of condominium operation: January 1, 2025 through December 31, 2025
  • Insurance line item increased from $6,000 to $11,304
  • Real estate taxes for first year of operation estimated at $35,763.12 for entire building
  • Post-completion assessed value estimated at $385,100.00 for 2025/2026 tax year
  • Units 1, 3, and 4 currently in contract; Unit 2 no longer in contract
  • Purchasers in contract as of amendment filing date offered right of rescission
  • Offering plan extended by six months from date of acceptance for filing

Amendment 2 June 2022

Unit 2 price increased and offering plan extended by six months.

  • Unit 2 price raised from $2,900,000 to $2,925,000
  • Offering plan extended by six months from date of acceptance for filing
  • Purchase agreement accepted for Unit 2 (25% of residential units)

Amendment 1 Mar 15, 2022

Unit offering prices increased for all four units in the building.

  • Unit 1 price raised from $2,725,000 to $2,900,000
  • Unit 2 price raised from $2,725,000 to $2,900,000
  • Unit 3 price raised from $2,675,000 to $3,050,000
  • Unit 4 price raised from $2,825,000 to $3,150,000
What each amendment changed, line by lineSee it free →

Team

Sponsor
16 Second Place, LLC
Developer
Iliad Research and Trading, L.P.
Principals
Carolyn Bever, Donald Brennan, John M. Fife
Tax estimate
MGNY ConsultingPrepared the first-year real estate tax projection

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Zoning

Zoning district
R6B

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

Nearby

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The Condo Book Project Are 16 2nd Place's common charges high for the area? No, they're on the low side. 16 2nd Place budgets $0.27 per square foot a month, against a $0.34 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?
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