THE CONDO BOOK PROJECT

46 Kossuth Place Condominium

46 Kossuth Place, Brooklyn, NY 11221

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Overview

46 Kossuth Place is a 10-unit condo in Brooklyn.

  • Offering plan: Accepted December 2022 · 369 pages · floor plans on page 28
  • Finishes: Hardwood floors, quartz kitchen countertops, wood laminate cabinets, Blomberg appliances, a washer and dryer in each apartment, Delta bathroom fittings and split-system units for heating and cooling
  • Prices: $1,058 a square foot on average, as first offered; $9.56 million in all ($9.22 million when first offered)
  • Common charges: $278–$613 a month, the sponsor's first-year estimate
  • Sponsor: 856 Bushwick Avenue Realty LLC, represented by Law Office Of Jay Lichtman, P.C.; principals Leslie Xia and Joseph Rubin
  • Subway: 2-minute walk to Kosciuszko St (J); 8 minutes to Gates Av (J, Z)
  • Amendments: 2, the latest in December 2023
  1. SubmittedMarch 2023
  2. AcceptedDecember 2022
  3. 2 amendments
  4. First sale
  5. Latest sale

Sales

10 of 10homes sold (100%)
Every sale: 10 homes, with price and dateSee it free →

From city records (ACRIS), through Jul 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 46 Kossuth Place's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 10 homes.

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

Closing Costs

The plan lists what a buyer pays at closing.

All 2 closing costs in the plan, with their pagesSee it free →

Amendments

Amendment 2 Dec 19, 2023

Amendment reports first closing on July 17, 2023, building occupancy issued June 13, 2023, sponsor retains 2 unsold units, and sponsor to relinquish board control at next meeting.

  • First closing took place July 17, 2023
  • Final Certificate of Occupancy issued June 13, 2023
  • Condominium Declaration recorded June 12, 2023
  • Working capital account $5,603.00 at Chase Bank
  • Reserve account $1,546.00 at Chase Bank
  • Sponsor owns 2 unsold units with prices $1,250,000 and $1,180,000
  • Sponsor to relinquish board control at next unit owners meeting scheduled for middle of January 2024
  • Plan term extended 6 months

Amendment 1 Mar 23, 2023

Amendment updates unit prices, operating budget, and estimated property taxes for the condominium.

  • Unit prices revised: 1A $999,000, 1B $1,099,000, 2A $645,000, 2B $1,150,000, 2C $945,000, 3A $655,000, 3C $975,000, 4A $665,000, 4B $1,250,000, 4C $1,180,000
  • Management company: Top Quality Management at $6,640.00 annual fee for first year
  • Superintendent: part-time, non-union, hired and paid by Managing Agent
  • Common Charges annual budget: $46,394.00
  • Reserve Fund: $5,150.61 annually (approximately 10% of budget)
  • Estimated assessed valuation: $941,500; projected tax liability: $115,494 for entire building
  • Plan term extended six (6) months from amendment date
  • Plan declared effective March 23, 2023; two units under executed Purchase Agreements as of that date
  • Schedule A prices increased for 6 homes (median +5.7%): 1A $899,000 → $999,000; 1B $999,999 → $1,099,000; 2A $610,000 → $645,000; 3A $620,000 → $655,000; ...
  • Schedule A prices decreased for 1 home (median -0.5%): 2C $950,000 → $945,000
What each amendment changed, line by lineSee it free →

Team

Sponsor
856 Bushwick Avenue Realty LLC
Principals
Leslie Xia, Joseph Rubin
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$4 million recorded
General contractor
Rubin Devel and ConstHeld the general construction permit on DOB job 321598259
Buyer's lender
U.S. BankThe sponsor's preferred mortgage lender; you can use another, though the mortgage contingency is offered through the sponsor's lender · Named on p. 229

From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?

Zoning

Zoning district
R6

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

Nearby

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The Condo Book Project Are 46 Kossuth Place's common charges high for the area? No, they're on the low side. 46 Kossuth Place budgets $0.48 per square foot a month, against a $0.50 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?
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