446 Clinton Street Condominium
446 Clinton Street, Brooklyn, NY 11231
Overview
446 Clinton Street is a 5-unit condo in Brooklyn.
- Offering plan: Accepted March 2022 · 229 pages · floor plans on pages 176–178
- Finishes: Wood floors, quartz kitchen countertops, laminate cabinets, Liebherr and Viking appliances, a washer and dryer in each apartment, Grohe bathroom fittings and a VRF heat pump system for heating and cooling
- Prices: $1,825 a square foot on average, as first offered; $9.2 million in all ($8.8 million when first offered)
- Common charges: $451–$715 a month, the sponsor's first-year estimate
- Sponsor: Grgs3, LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.; principals Gabriel Saffayeh, George Saffayeh, Jack Shin and Larisa Lemberg-Ferdman
- Subway: 6-minute walk to Carroll St (F, G); 12 minutes to Smith-9 Sts (F, G)
- Amendments: 3, the latest in June 2022
- Units
- 5 residential
- Subway
- 6 min walk to Carroll St F GSmith-9 Sts F G, 12 min
- Principals
- Gabriel Saffayeh, George Saffayeh, Jack Shin, Larisa Lemberg-Ferdman
- Average $/sf
- $1,825Homes in Schedule A, as first offered
- Common charges
- $451–$715 a monthSponsor's first-year estimate in Schedule A, January 1, 2022 - December 31, 2022
- Offering price
- $9.2 million total $8.8 million when first offered
- Floor plans
- Pages 176–178 of the plan
- SubmittedMay 2022
- AcceptedMarch 2022
- 3 amendments
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through Oct 31, 2023.
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 446 Clinton 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 5 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 5 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 3 Jun 8, 2022
Architectural, structural, and financial changes to the 446 Clinton Street Condominium including unit square footage adjustments, common charges, real estate taxes, unit prices, and first closing date.
- Unit prices increased: Unit 1 to $1,765,000, Unit 2 to $1,785,000, Unit 3 to $1,800,000, Unit 4 to $2,000,000
- First year of condominium operation now July 1, 2022 through June 30, 2023
- Common charges adjusted for all units due to modified square footages
- Real estate taxes reduced for first year of operation; estimated annual tax burden $13,718 (vs. post-completion $34,375)
- Unit square footages modified per as-built condition
- All existing windows will be replaced
- Sprinkler riser changed from black steel pipe schedule 40 to CPVC pipe
- Offering Plan extended for additional six months
- Schedule A prices increased for 4 homes (median +9.1%): 1 $1,675,000 → $1,765,000; 2 $1,595,000 → $1,785,000; 3 $1,650,000 → $1,800,000; 4 $1,985,000 → $2,000,000
Amendment 2 May 2022
Unit offering prices increased for two apartments.
- Unit 1 price raised from $1,625,000 to $1,675,000
- Unit 3 price raised from $1,615,000 to $1,650,000
- Schedule A prices increased for 2 homes (median +3.1%): 1 $1,625,000 → $1,675,000; 3 $1,615,000 → $1,650,000
Amendment 1 May 2, 2022
Prices of 5 units increased.
- Unit G price raised from $2,275,000 to $2,375,000
- Unit 1 price raised from $1,515,000 to $1,625,000
- Unit 2 price raised from $1,545,000 to $1,595,000
- Unit 3 price raised from $1,545,000 to $1,615,000
- Unit 4 price raised from $1,925,000 to $1,985,000
- Schedule A revised to reflect new offering prices
- Schedule A prices increased for 4 homes (median +4.5%): 1 $1,515,000 → $1,625,000; 2 $1,545,000 → $1,595,000; 3 $1,545,000 → $1,615,000; 4 $1,925,000 → $1,985,000
Team
- Sponsor
- Grgs3, LLC
- Principals
- Gabriel Saffayeh, George Saffayeh, Jack Shin, Larisa Lemberg-Ferdman
- Tax estimate
- Mazursky Group, Inc.Prepared the first-year real estate tax projection
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning districts
- R6A, R6BThe lot is split between two districts, the largest share first
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 50 1st Place Condominiumnext door · 5 units · 2018
- 76 1st Place Condominiumnext door · 5 units · 2024
- 78 1st Place Condominiumnext door · 6 units · 2025
- 239 President Street Condominium0.1 mi · 4 units · 2022
- 130 Carroll Townhouse Condominium0.1 mi · 3 units · 2019
- 538 Henry Street Condominium0.1 mi · 4 units · 2023
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