256 North 9th Street Condominium (Two Fifty Six North Ninth Street)
256 North 9th Street, Brooklyn, NY 11211
Overview
Two Fifty Six North Ninth Street is a 10-unit condo in Brooklyn.
- Offering plan: Accepted July 2021 · 330 pages · floor plans on page 31
- Finishes: Hardwood floors, quartz kitchen countertops, Bosch appliances, washer/dryer hook-ups and Grohe bathroom fittings
- Prices: $1,577 a square foot on average, as first offered; $20.1 million in all ($19.4 million when first offered)
- Common charges: $397–$1,060 a month, the sponsor's first-year estimate
- Developer: Investmates; principals Jakov Telyas
- Sponsor: 254-256 N 9th St LLC, represented by Jeffrey Zwick & Associates, P.C.
- Neighborhood: Williamsburg, Brooklyn
- Subway: 5-minute walk to Bedford Av (L); 6 minutes to Metropolitan Av/Lorimer St (G, L)
- Amendments: 2, the latest in July 2023
- Units
- 10 residential
- Neighborhood
- Williamsburg, Brooklyn
- Subway
- 5 min walk to Bedford Av LMetropolitan Av/Lorimer St G L, 6 min
- Developer
- Investmates
- Principals
- Jakov Telyas
- Average $/sf
- $1,577Homes in Schedule A, as first offered
- Common charges
- $397–$1,060 a monthSponsor's first-year estimate in Schedule A, October 1, 2021 - September 30, 2022
- Offering price
- $20.1 million total $19.4 million when first offered
- Floor plans
- Page 31 of the plan
- SubmittedDecember 2021
- AcceptedJuly 2021
- 2 amendments
- First sale
- Latest sale
Units & Prices
Sales
10 of 10homes sold (100%)
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)
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 9 homes.
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 →The Building
Amendments
Amendment 2 Jul 17, 2023
Amendment updates unit prices, confirms all units sold, reports first closing and Board transition.
- Unit 1A price: $1,735,000
- Unit 2A price: $1,595,000
- Unit 4B price: $1,630,000
- All units sold; no unsold units remain
- First closing: April 11, 2022
- Final Certificate of Occupancy issued February 15, 2022
- Sponsor relinquished Board control September 22, 2022
- Working capital fund deposited: $9,745.65
Amendment 1 Dec 21, 2021
Offering prices for five units are increased, Schedule A is corrected to match floor plans, and a change in transfer tax law is clarified.
- Unit 1B price raised to $1,725,000.00
- Unit 2B price raised to $1,650,000.00
- Unit 3A price raised to $1,625,000.00
- Unit 3B price raised to $1,675,000.00
- Unit 4A price raised to $1,685,000.00
- Schedule A updated to match floor plans in Part II
- Plan declared effective as of December 21, 2021 with two units sold representing 20% of units
- NYS transfer tax calculation changed to tax only NYC transfer taxes paid by purchaser, not both NYC and NYS
- Schedule A prices increased for 5 homes (median +6.5%): 1B $1,500,000 → $1,725,000; 2B $1,550,000 → $1,650,000; 3A $1,550,000 → $1,625,000; 3B $1,550,000 → $1,675,000; ...
Team
- Sponsor
- 254-256 N 9th St LLC
- Developer
- Investmates
- Principals
- Jakov Telyas
- Tax estimate
- Empire Consulting Service, Inc.Prepared the first-year real estate tax projection
- Construction lender
- S3 Capital$5.7 million recorded
- General contractor
- Record 13 ConstructionHeld the general construction permit on DOB job 321386200
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- M1-2/R6A
- Special district
- Special Mixed Use District (MX-8) (MX-8)
Today's zoning, from city data (PLUTO 26v2).
Nearby
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- 35 Havemeyer Street Condominiumnext door · 8 units · 2011
- 585 Union Avenue Condominiumnext door · 8 units · 2019
- 526 Union Avenue Condominiumnext door · 44 units · 23 parking · 2022
- 212 North 9th Street Condominiumnext door · 33 units · 2015
- 207 North 8th Street Condominiums0.1 mi · 4 units · 1 parking · 2023
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