THE CONDO BOOK PROJECT

Parsons Corners At Lynbrook Condominium

161 Union Avenue, Nassau, NY 11563

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Overview

Parsons Corners At Lynbrook is a new 16-unit condo in Nassau.

  • Offering plan: Accepted April 2025 · 523 pages · floor plans on page 352
  • Finishes: 8-foot ceilings, vinyl plank floors, quartz kitchen countertops, GH cabinetry cabinets, a washer and dryer in each apartment, Delta bathroom fittings and central forced air for heating and cooling
  • Prices: $694 a square foot on average, as first offered; $9.78 million in all ($9.84 million when first offered)
  • Common charges: $637 a month, the sponsor's first-year estimate
  • Sponsor: 161 Union LLC, represented by Certilman Balin Adler & Hyman, LLP
  • Neighborhood: Williamsburg, Brooklyn
  • Subway: 1-minute walk to Broadway (G); 3 minutes to Lorimer St (J, M)
  • Amendments: 6, the latest in August 2026
  1. SubmittedJune 2025
  2. AcceptedApril 2025
  3. 6 amendments

First-Year Budget

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

Amendments

Amendment 5 Mar 12, 2026

First closing date revised to May 1, 2026; 9 of 16 homes sold; budget and FinCEN/tax law disclosures updated.

  • First closing date revised to May 1, 2026
  • 9 of 16 homes under Purchase Agreement as of March 1, 2026
  • Sponsor loan matures April 15, 2026; $142,397.49 in Interest Reserve Account
  • Budget for first year of operation commencing May 1, 2026: $115,170 projected income and expenses
  • Purchasers entitled to rescind if first closing does not occur by April 30, 2027 (12 months from May 1, 2026)
  • FinCEN Residential Real Estate Rule reporting requirements apply nationwide effective March 1, 2026
  • SALT deduction increased to $40,000 through 2029; mortgage deduction cap remains $750,000; PMI deductibility reinstated
  • Scrivener's error corrected in home sale restrictions language

Amendment 4 2025

Managing agent changed and first closing date moved to March 1, 2026.

  • Managing agent changed to RHWH, LLC dba CPA Building Management, 273 Merrick Road, Lynbrook, New York 11563
  • First closing estimated for March 1, 2026
  • Purchasers entering agreements after this amendment have rescission rights if first closing doesn't occur by February 28, 2027

Amendment 3 Sep 3, 2025

Plan declared effective after 4 of 16 units sold, tax law updates added, and offering plan extension granted.

  • Plan declared effective August 26, 2025 with 4 of 16 units (25%) in executed purchase agreements
  • Added disclosure on Federal Tax Cuts and Jobs Act mortgage interest deduction limit of $750,000
  • Added disclosure on 2024 federal legislation increasing SALT deduction limit to $40,000 through December 31, 2029, reverting to $10,000 in 2030
  • Added disclosure on reinstatement of mortgage insurance premium (PMI) deductibility under 2024 legislation
  • Offering plan extension granted to later of April 13, 2026 or six months from amendment filing date

Amendment 1 2025

Offering prices revised for four homes, Purchase Agreement updated with payment method requirements and additional closing costs, and Declaration of Condominium modified regarding limited common elements.

  • Prices revised: Home 8 to $610,000, Home 9 to $599,000, Home 10 to $605,000, Home 11 to $615,000
  • Closing payment must be wire or official bank teller's check on New York Clearinghouse Bank; no third-party checks accepted
  • New closing costs: $1,000 per document for amendments drafted at Purchaser's request, $1,000 for termination of Purchase Agreement, $250 for lender questionnaires
  • Power of Attorney must be signed by Purchaser, not by Purchaser's agent per GOB § 5-1502N
  • Front entranceway shared Limited Common Element between upper and lower homes
  • Model units and sales office décor not included unless expressly listed in Purchase Agreement
  • UCC-1 Financing Statements and Building Loan Agreements remain of record post-closing and are not encumbrances on title
  • Seller's agent signatures not binding on Seller; agents not authorized to represent economic benefits
What each amendment changed, line by lineSee it free →

Team

Sponsor
161 Union LLC
Counsel
Certilman Balin Adler & Hyman, LLP
Tax estimate
Certilman Balin Adler & HymanPrepared the first-year real estate tax projection
Property report
NorthcoastPrepared the plan's description of the property and its condition · Named on p. 319

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Zoning

Zoning districts
C8-2, R6The lot is split between two districts, the largest share first

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

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