256 Putnam Avenue Condominium
256 Putnam Avenue, Brooklyn, NY 11216
Overview
256 Putnam Avenue is a new 4-unit condo in Brooklyn.
- Offering plan: Accepted April 2025 · 296 pages · floor plans on page 99
- Finishes: Wood floors, quartz kitchen countertops, wood cabinets, Vissani and Hotpoint appliances, washer/dryer hook-ups, Delta bathroom fittings and split-system units for heating and cooling
- Prices: $1,448 a square foot on average, as first offered; $5.22 million in all
- Common charges: $400–$899 a month, the sponsor's first-year estimate
- Sponsor: 256 Putnam Ave, LLC, represented by Eial Girtz, PC; principals Michael Biton and Albert Zenou
- Subway: 6-minute walk to Nostrand Av (A, C); 8 minutes to Franklin Av (C, S)
- Amendments: 1, the latest in November 2025
- Units
- 4 residential
- Subway
- 6 min walk to Nostrand Av A CFranklin Av C S, 8 min
- Principals
- Michael Biton, Albert Zenou
- Average $/sf
- $1,448Homes in Schedule A, as first offered
- Common charges
- $400–$899 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 To June 30, 2026
- Offering price
- $5.22 million total
- Floor plans
- Page 99 of the plan
- SubmittedNovember 2025
- AcceptedApril 2025
- 1 amendment
- First sale
Units & Prices
Sales
2 of 4homes sold (50%)
From city records (ACRIS), through Jan 31, 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 256 Putnam Avenue'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 | 187 Pulaski24 units · 0.8 miaccepted 2026 | 810 Sterling Place34 units · 0.8 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.71In line | $0.77 | $0.63 |
| Average Offering PricePer Apartment | $1.3MIn line | $1.28M | $1.84M |
| Average PricePer Square Foot | $1,448In line | $1,430 | $1,464 |
| Average Unit SizeSquare Feet | 901 SFIn line | 897 SF | 1,257 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 6 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 1 Nov 21, 2025
Amendment extends the plan for 6 months, reports two unit closings, temporary occupancy obtained, and financial account setup.
- Plan extended for 6 months
- Plan declared effective May 9, 2025 based on one unit purchase (25% of four units)
- Declaration of Condominium recorded July 29, 2025
- Temporary Certificate of Occupancy obtained July 30, 2025, renewed January 9, 2026; Permanent Certificate expected in approximately 60 days with $5,000.00 held in escrow
- Units 2 and 3 closed; Units 1 and 4 remain unsold
- Working capital account balance $1,598.64; reserve account balance $0.00 (should be $3,100.00)
- Sponsor covering all operating costs and delaying common charges collection; common charges for unsold units: Unit 1 $899.44 monthly, Unit 4 $695.86 monthly
- Financing: Manhattan Bridge Capital Inc. $2,700,000.00, Sapir Funding LLC $800,000.00, Mike Stekol mortgage $499,000.00
Team
- Sponsor
- 256 Putnam Ave, LLC
- Principals
- Michael Biton, Albert Zenou
- Counsel
- Eial Girtz, PC
- Tax estimate
- MGNY Consulting Corp.Prepared the first-year real estate tax projection
- Construction lenders
- Manhattan Bridge Capital, Sapir Funding$3.5 million 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
- R6B
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 226 Putnam Avenue Condominiumnext door · 5 units · 2024
- Belle Grove Condominiumnext door · 4 units · 2024
- 215 Putnam Avenue Condominium0.1 mi · 6 units · 2022
- Jefferson Gardens Condominium0.1 mi · 4 units · 2024
- 168 Hancock Street Condominium0.1 mi · 5 units · 2025
- 43 Halsey Street Condominium0.1 mi · 4 units · 2017
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