THE CONDO BOOK PROJECT

St. Nick Avenue Condominium

198 Saint Nicholas Avenue & 459 Harman Street, Brooklyn, NY 11237

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Overview

St. Nick Avenue is a 6-unit condo in Brooklyn.

  • Offering plan: Accepted January 2023 · 308 pages
  • Finishes: Engineered wood floors, Fisher & Paykel, Bosch and KitchenAid appliances, washer/dryer hook-ups, Brizo bathroom fittings and split-system units for heating and cooling
  • Prices: $1,412 a square foot on average, as first offered; $9.64 million in all ($10 million when first offered)
  • Common charges: $277–$761 a month, the sponsor's first-year estimate
  • Sponsor: St. Nick Properties LLC, represented by Eial Girtz, PC; principals Noam Amos and Yishai Antebi Saka
  • Neighborhood: Bushwick, Brooklyn
  • Subway: 4-minute walk to DeKalb Av (L); 8 minutes to Myrtle-Wyckoff Avs (L, M)
  • Amendments: 3, the latest in December 2024
  1. SubmittedAugust 2023
  2. AcceptedJanuary 2023
  3. 3 amendments
  4. First sale
  5. Latest sale

Sales

6 of 6homes sold (100%)
Every sale: 6 homes, with price and dateSee it free →

From city records (ACRIS), through Aug 31, 2026.

First-Year Budget

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Ask Claude or ChatGPT: How do St. Nick Avenue's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 6 homes.

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

Closing Costs

The plan lists what a buyer pays at closing.

All 6 closing costs in the plan, with their pagesSee it free →

Amendments

Amendment 3 Dec 10, 2024

Amendment extends the plan for 12 months, reduces prices on 2 unsold units, establishes a new escrow account, and confirms Final Certificate of Occupancy obtained June 28, 2024.

  • Plan extended for 12 months
  • Final Certificate of Occupancy obtained June 28, 2024
  • Unit 1S price reduced from $1,995,000.00 to $1,750,000.00
  • Unit 3S price reduced from $1,825,000.00 to $1,685,000.00
  • New IOLA escrow account established at Peapack-Gladstone Bank for down payments
  • Common charges for Unit 1S: $760.88/month; Unit 3S: $455.18/month
  • Sponsor commenced collection of common charges April 1, 2024
  • Construction financing of $3,500,000.00 from LYZ Corp. paid in full
  • Schedule A prices increased for 2 homes (median +44.6%): 3S $1,165,000 → $1,685,000; 1H $1,349,000 → $1,850,000
  • Schedule A prices decreased for 3 homes (median -5.4%): 1S $1,849,000 → $1,750,000; 2H $1,795,000 → $1,350,000; 3H $1,975,000 → $1,950,000

Amendment 2 May 1, 2024

Plan extended 6 months; two unit prices increased; Certificates of Occupancy obtained; four units have closed.

  • Plan extended 6 months
  • Unit 1S price increased from $1,775,000.00 to $1,995,000.00
  • Unit 3S price increased from $1,650,000.00 to $1,825,000.00
  • Temporary Certificate of Occupancy for 198 Saint Nicholas Avenue obtained February 20, 2024
  • Permanent Certificate of Occupancy for 459 Harman Street obtained February 16, 2024
  • First Unit Closing (Unit 3H) occurred February 20, 2024; Units 1H, 2H, 2S also closed
  • Units 1S and 3S remain unsold
  • Common charges collection began April 1, 2024

Amendment 1 Jul 14, 2023

Amendment corrects unit offering prices, adjusts bedroom count for one unit, sets first year operational dates, and establishes preferred mortgage lenders.

  • Offering prices corrected for all 6 units; total decreased from $10,033,000.00 to $9,790,000.00
  • Unit 2H bedroom count changed to 2 bedrooms
  • First year of operation set to July 1, 2023 through June 30, 2024
  • Plan extended for 6 months
  • Washer and dryer hookups only provided; sponsor will not provide appliances
  • Preferred mortgage lenders designated: Brian Scott Cohen (Guaranteed Rate Affinity) and Brian Kersner (Wells Fargo)
  • Sponsor owns adjacent property at 196 Saint Nicholas Avenue with no development plans
  • Units 2S, 2H, and 3H in contract; no units leased
What each amendment changed, line by lineSee it free →

Team

Sponsor
St. Nick Properties LLC
Principals
Noam Amos, Yishai Antebi Saka
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
LYZ$3.5 million loan stated in the plan
Interior designer
The House of Shila Design StudioReported by cityrealty.com

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Zoning

Zoning district
R6

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

Nearby

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The Condo Book Project Are St. Nick Avenue's common charges high for the area? No, they're on the low side. St. Nick Avenue budgets $0.40 per square foot a month, against a $0.48 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?