THE CONDO BOOK PROJECT

Box Street Condominiums

44 Box Street, Brooklyn, NY 11222

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Overview

Box Street is a 16-unit condo in Brooklyn, with 13 parking units.

  • Offering plan: Accepted February 2020 · 314 pages · floor plans on page 31
  • Finishes: Wood floors, laminate kitchen countertops, wooden cabinets, washer/dryer hook-ups and split-system units for heating and cooling
  • Prices: $1,325 a square foot on average, as first offered; $17.5 million in all
  • Common charges: $279–$681 a month, the sponsor's first-year estimate
  • Developer: Bar Chaim Group LLC; principals Arie Bar Chaim
  • Sponsor: 44 Box Villa LLC, represented by Law Offices Of Hershy Itzkowitz, P.C.
  • Neighborhood: Greenpoint, Brooklyn
  • Subway: 8-minute walk to Greenpoint Av (G); 11 minutes to Vernon Blvd-Jackson Av (7)
  • Amendments: 3, the latest in September 2022
  1. SubmittedFebruary 2022
  2. AcceptedFebruary 2020
  3. 3 amendments
  4. First sale
  5. Latest sale

Sales

14 of 16homes sold (88%)
Every sale: 14 homes, with price and dateSee it free →

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 Box Street's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 15 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 →

Amendments

Amendment 2 Apr 12, 2022

Plan declared effective with three units sold (18.75% of units), and offering plan terms extended six months.

  • Plan declared effective as of April 1, 2022 with three executed Purchase Agreements (Units 2C, 3A, 4C)
  • Offering plan terms extended for six (6) months
  • No material changes to first year operating budget

Amendment 1 Feb 7, 2022

Budget updated for July 1, 2022 commencement; first closing deadline extended to July 7, 2022 due to COVID-19 Executive Order tolling period; offering plan term extended six months.

  • Budget commencement date changed to July 1, 2022 – June 30, 2023
  • First closing deadline extended to July 7, 2022 (from December 31, 2020) due to 554-day Executive Order tolling period
  • Purchasers may rescind if first closing does not occur by July 7, 2022
  • Common charges set at $80,299 for projected first year
  • Offering plan term extended six months
  • Budget includes $8,100 reserve fund contribution
What each amendment changed, line by lineSee it free →

Team

Sponsor
44 Box Villa LLC
Principals
Arie Bar Chaim
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
Tideway Capital Funding$4.96 million recorded
General contractors
Brooklyn Az, Basade Services, M RemodelingHeld the general construction permit on DOB job 321299518
Property report
Grigori ZinkevitchPrepared the plan's description of the property and its condition · Named on p. 114

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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The Condo Book Project Are Box Street's common charges high for the area? No, they're on the low side. Box Street budgets $0.51 per square foot a month, against a $0.59 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?