THE CONDO BOOK PROJECT

98 Front Street Condominium (98 Front)

98 Front Street, Brooklyn, NY 11201

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Overview

A 165-unit, 10-story condo on the block bounded by Front, Adams and York Streets in DUMBO, sponsored by 80 Adams Property Owner. It has an attended stacker garage, a garden-level pool and a non-union staff. The plan says there's no emergency generator. The offering plan specifies engineered wood floors, quartz kitchen countertops, lacquer cabinets, Bosch appliances, a washer and dryer in each apartment, Grohe bathroom fittings and ducted heat pumps for heating and cooling.

  • Address: 98 Front Street, DUMBO, Brooklyn
  • Plan: CD180246, accepted for filing in January 2019
  • Building: 10 stories above grade (marketed as floors 3 through PH3), plus a garden level below grade, about 120 feet tall
  • Residences: 165, including the resident manager's unit: 26 studios, 46 one-bedrooms, 63 two-bedrooms, 28 three-bedrooms and 2 four-bedrooms
  • Other units: one Community Facility Unit of about 338 square feet
  • Parking and storage: 66 parking licenses at $100,000, 20 storage lockers of 25 square feet at $30,000, and 83 bike spaces at $3,500, all sold only to apartment buyers
  • First offering: about $252.5 million in total, including $244.5 million for the residences. Prices ran from $595,000 for studios to $3.995 million for penthouse PH3A, which has about 1,440 square feet of outdoor space (sponsor offering prices, not sales). The Attorney General's record now lists about $269 million.
  1. SubmittedMay 2019
  2. AcceptedJanuary 2019
  3. 15 amendments
  4. First sale
  5. Latest sale

Sales

165 of 165homes sold (100%)
Every sale: 166 homes, with price and dateSee it free →

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)

Ask Claude or ChatGPT: How do 98 Front's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 65 homes.

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

Closing Costs

The plan lists what a buyer pays at closing.

All 1 closing cost in the plan, with their pagesSee it free →

The Building

Finishes

The Description of Property was prepared by ODA-Architecture. Appliance sizes step up with the number of bedrooms (compare with our NYC condo finishes guide).

Kitchen

  • Bosch appliances: an integrated refrigerator, a gas cooktop and an electric wall oven, with a BEST hood, a Franke sink and a Grohe Minta faucet.
  • Four-bedrooms get a 36-inch refrigerator and cooktop and a Bosch speed oven. Three-bedrooms get 30-inch sizes, and smaller homes get 24-inch ones.
  • Two-bedrooms and up get a 24-inch Bosch dishwasher. Studios and one-bedrooms get a Fisher & Paykel dishwasher drawer.
  • Lacquer cabinets with soft-close drawers and quartz countertops.

Baths

  • Laufen toilets and sinks with Grohe faucets and Grohe thermostatic shower sets with a hand shower.
  • MAAX Rubix skirted tubs in baths with tubs.
  • Ceramic tile floors and walls in full baths.

See how these names compare in our bathroom brands guide.

Floors, Ceilings and Windows

  • Engineered oak floors, 5/8 inch thick, installed as a floating floor.
  • Ceilings of about 8 feet 4 inches to 10 feet 8 inches on floors 3 to PH2, and up to about 10 feet 2 inches on PH3.
  • A unitized aluminum window wall by Alumil with operable awning windows. Owners must hang window treatments with a white backing.

Laundry, Heating and Cooling

  • A stackable Bosch washer and ventless Bosch dryer in every home. There's no common laundry room.
  • Ducted water-source heat pumps in each home, fed by two rooftop cooling towers and two boilers, with a thermostat in each unit.
  • Electricity is metered to each unit by Con Edison. Gas for heat, hot water and cooking is paid through common charges.

Amenities, Staffing & Transportation

Most shared space is on the garden level, about 4,000 square feet in all (compare with amenities by building size).

Garden Level

  • An indoor salt-chlorine pool about 31 feet long and 9 feet 8 inches wide, 3.5 to 3.7 feet deep and kept at about 82°F.
  • A whirlpool for up to five people, kept at about 104°F.
  • An unattended fitness center with cardio machines, free weights and a Kinesis machine, plus a steam room and a lounge.
  • A children's playroom.

Roof and Outdoor Space

  • A common roof terrace. The lighting plan shows a bocce court and a barbecue area.
  • Private patios and terraces on many homes, and private roof terraces for PH3A, PH3F and PH3J.
  • A landscaped viewing garden on the garden level that no one can use.

Good to know: year one budgets $110,000 for an amenity operator to provide lifeguards. The pool may not open until 24 months after the first closing, and other amenities and a full staff may take about 12 months. The board can set usage fees and hours.

Staffing and Services

The year-one budget plans a non-union staff paid at least minimum wage, supervised by the resident manager:

  • A live-in resident manager in unit 3K.
  • Two handymen.
  • Concierges around the clock (four positions).
  • Three porters, one of whom covers a weekly concierge shift.

Payroll and benefits come to about $743,000. Two passenger elevators serve the garden level through the roof, and there's no service elevator. Our doorman cost guide puts these numbers in context.

Location & Transportation

  • Neighborhood: Dumbo, Brooklyn
  • Subway: 3 min walk to York St F; High St A C, 6 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 15 Jan 17, 2024

Fifteenth Amendment updates ancillary amenities pricing, financial disclosures, board composition, and working capital information for the fully-sold condominium.

  • Unsold parking spaces priced at $150,000 each with $252.53/month license fee
  • Storage lockers priced from $45,000 to $75,000 with monthly license fees
  • Bike spaces priced at $3,500 each with $25.00/month license fee
  • Working Capital Account balance of approximately $303,141 as of January 1, 2024
  • Sponsor resigned all board representatives as of December 13, 2023; no longer controls board
  • Sponsor no longer owns any units in building
  • 2022 and 2023 financial statements not yet available; 2024 budget not yet available

Amendment 14 Apr 17, 2023

Escrow bank changed to HSBC Bank USA, N.A. with new interest rate of approximately 0.18%.

  • Escrow agent changed to HSBC Bank USA, N.A. at 452 Fifth Avenue, 24th Floor, New York, NY 10018
  • Escrow interest rate set at approximately 0.18%

Amendment 13 Feb 28, 2023

Thirteenth Amendment updates 2021 financial statements, condominium budget through 2023, working capital fund balance, board membership, and sponsor financial disclosures as of February 1, 2023.

  • 2021 audited financial statements annexed; 2022 statements not yet available
  • Budget certified through December 31, 2023; expenses and income unchanged from First Year's Budget
  • Working Capital Account balance approximately $253,605 as of February 1, 2023
  • Board composition: 4 sponsor-affiliated members, 2 residential members not affiliated with sponsor
  • Sponsor owns 12 unsold residential units and 1 unsold community facility unit
  • Aggregate monthly common charges for unsold units approximately $14,801
  • Schedule A updated with purchase prices for unsold units

Amendment 12 Aug 22, 2022

Twelfth amendment updates financial information, board membership, working capital account balance, and confirms 21 unsold residential units and 1 unsold community facility unit remain for sale.

  • 21 unsold residential units and 1 unsold community facility unit offered for sale at prices in Schedule A
  • 2021 financial statements pending Consolidated Edison final utility bill; to be disclosed in next substantive amendment
  • 2021 budget unchanged from First Year's Budget through December 31, 2022
  • Working Capital Account balance approximately $238,642 as of September 20, 2022
  • Board members: Sha Dinour (President), Cindy Ung (Vice President), Ed Teig (Secretary/Treasurer)
  • Sponsor aggregate monthly common charges for unsold units approximately $24,433
  • Aggregate monthly real estate taxes for unsold residential units approximately $39,062
  • Waiver Period no longer extended; common charges payment commenced April 1, 2022

Amendment 11 Oct 12, 2021

Unit 5T converted from 3-bedroom to 2-bedroom with updated floor plan and pricing.

  • Unit 5T bedroom count reduced from 3 to 2 bedrooms
  • Unit 5T purchase price set at $2,050,000
  • Unit 5T floor plan updated to reflect conversion

Amendment 7 Dec 3, 2020

Updated Schedule A with current purchase prices for units effective May 1, 2020 through April 30, 2021.

  • Schedule A updated with current offering prices for all units
  • Pricing effective May 1, 2020 through April 30, 2021
  • Schedule A prices increased for 1 home (median +20.0%): GRC $2,495,000 → $2,995,000

Amendment 6 May 5, 2020

Building design changes required by the Buildings Department result in unit reconfigurations, relocation of resident manager's unit, amenity space redesign, updated pricing, and new storage room offerings.

  • Unit 3K eliminated; new Resident Manager's Unit GRA created on Garden Floor with separate office unit
  • Resident Manager's Unit purchase price $680,750 plus office $636,000, total New RMU Price $1,382,338 (approximately 25% less than original)
  • Community Facility Unit enlarged; common interest percentages adjusted
  • Recreational Room relocated and resized; library/lounge reduced; fitness center expanded with larger steam room and locker rooms
  • Updated floor plans for 89 units and multiple floors (Exhibit A)
  • Schedule A updated with new unit designations and pricing
  • First Year's Budget decreased approximately 0.4%
  • Ten new private storage rooms available for purchase via licensing (no monthly license fees for storage rooms, unlike storage lockers)
  • Schedule A prices increased for 12 homes (median +10.4%): GRH $875,000 → $995,000; 4F $1,150,000 → $1,300,000; 4H $1,100,000 → $1,250,000; 4N $640,000 → $705,000; ...

Amendment 5 Nov 19, 2019

Plan declared effective upon receipt of 25 purchase agreements representing 15% of 165 residential units.

  • Plan declared effective with 25 purchase agreements executed
  • FinCEN Geographic Targeting Order disclosure for purchases over $300,000 without bank financing

Amendment 3 Aug 13, 2019

Third Amendment updates Schedule A with current purchase prices for units offered for sale from May 1, 2020 through April 30, 2021.

  • Updated Schedule A with new unit prices effective May 1, 2020 through April 30, 2021
  • No material changes to facts or circumstances affecting the property or offering
  • Schedule A prices increased for 97 homes (median +5.9%): 3A $935,000 → $1,055,000; 3B $895,000 → $950,000; 3D $595,000 → $650,000; 3E $595,000 → $650,000; ...

Amendment 2 Jul 24, 2019

Updated Schedule A with current purchase prices for unsold units.

What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • Stacker parking: 66 parking licenses at $100,000 each. An attendant parks your car on quadruple stackers, and the license isn't tied to a particular space.
  • A resale fee: if you resell before the first anniversary of the first closing, you owe the sponsor 50% of your profit after commissions, transfer taxes and legal fees. You also can't list your home for 12 months after the first closing without the sponsor's consent.
  • No backup power: the plan states there's no emergency generator in the building.
  • A non-union staff: the budget assumes a non-union staff led by a live-in resident manager, with a concierge around the clock.
  • A small community facility unit: a white-box space of about 338 square feet is for sale for $507,000. The sponsor may instead sell it to the condo, with owners covering the cost.

98 Front Street is a 10-story building in DUMBO, Brooklyn, with its residential entrance on Front Street and a service entrance on Adams Street. The sponsor bought the site in November 2017 from the Watch Tower Bible and Tract Society of New York. Its offering plan tells you what's in the apartments, who runs the building and what it was projected to cost.

Fine Print Worth Knowing

  • The super's apartment: the condo buys unit 3K for $1.765 million plus about $59,000 in closing costs. Buyers pay half at their closings, which is about $2,200 to $10,800 per unit in Schedule A. The other half, about $912,000, is a five-year loan with a balloon payment that the sponsor doesn't plan to refinance, so owners could be assessed to pay it off.
  • Accessible parking space: buyers also pay a share of the $100,000 accessible parking space the condo buys, about $240 to $1,180 per unit.
  • The garage could leave the condo: before the declaration is recorded, the sponsor can turn the parking area into a separate garage unit. Parking contracts would then be canceled and deposits credited.
  • Lot line windows: dozens of units have windows on lot lines. If a neighbor builds, the owner pays to seal them, estimated at about $5,000 per window.
  • Terrace weight limits: no hot tubs, built-in planters or items over 150 pounds on paver terraces. Terraces without pavers have a 25-pound-per-square-foot limit unless an engineer designs added support.
  • No smoking anywhere: the rules ban smoking, including e-cigarettes, inside units, on terraces and in all common areas.
  • Owners may never control the board: the sponsor can rent unsold units instead of selling them, and it controls the board for up to five years after the first closing.

FAQ

Does 98 Front Street have parking?

Yes. An attended garage holds 66 cars on quadruple stackers, sold as licenses for $100,000 each with a projected fee of about $253 a month. A license doesn't come with a particular space. The sponsor can also turn the garage into a separate unit before the declaration is recorded, which would cancel parking contracts.

Is there a pool?

Yes. The garden level has an indoor salt-chlorine pool about 31 feet long, a whirlpool, a steam room, a lounge and a fitness center, with $110,000 budgeted for lifeguards. The plan warns the pool may not open until 24 months after the first closing.

What happens if I sell soon after closing?

For 12 months after the first closing, you can't list your home without the sponsor's consent. If you resell before the first anniversary of the first closing, you pay the sponsor half of your profit, after brokerage commissions of up to 6%, transfer taxes and up to $5,000 in legal fees. The fee ends once the sponsor has sold all its units.

Where this comes from: the building's offering plan (CD180246) as filed with the New York Attorney General, including its cover page, Special Risks, Introduction, Description of Property and Improvements, the architect's Description of Property and Specifications, Schedule A, Schedule B, Real Estate Taxes, Management Agreement and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.

Team

  • Sponsor: 80 Adams Property Owner, LLC (principal Jeffrey Gershon, whose prior offering is The Hendrik at 509 Pacific Street)
  • Architect of record: ODA-Architecture
  • Engineers: GACE Consulting Engineers (structural), GEA Consulting Engineers (mechanical) and MRCE (geotechnical)
  • Exterior envelope consultant: Gilsanz Murray Steficek
  • Managing agent: FirstService Residential
  • Selling agent: Triumph Property Group, which the plan says is affiliated with the sponsor
  • Sponsor's counsel: Starr Associates
  • Tax: Olshan Frome Wolosky (income tax opinion) and Metropolitan Valuation Services (real estate taxes)
  • Budget expert: Marc Kotler
  • Construction lender: Bank of the Ozarks

The plan doesn't name an interior designer; lxcollection.com reports CRAFT.

Zoning

Zoning district
M1-2/R8A
Special district
Special Mixed Use District (MX-2) (MX-2)

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

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The Condo Book Project Are 98 Front's common charges high for the area? Yes, they're on the high side. 98 Front budgets $1.05 per square foot a month, against a $0.96 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?