Narrows Condominium
9956 Third Avenue, Brooklyn, NY 11209
Overview
Narrows is a 40-unit condo in Brooklyn, with 34 parking units and 10 storage units.
- Offering plan: Accepted September 2021 · 255 pages · floor plans on page 216
- Finishes: 8'10" ceilings, engineered wood floors, stone kitchen countertops, Scavolini cabinets, Fisher & Paykel and Gaggenau appliances, a washer and dryer in each apartment, Grohe bathroom fittings and a VRF heat pump system for heating and cooling
- Prices: $973 a square foot on average, as first offered; $37.5 million in all
- Common charges: $268–$535 a month, the sponsor's first-year estimate
- Sponsor: The Narrows LLC, represented by The Law Office Of Claudia V. Murdoch, P.C.; principals Igor Nestor, Boris Kucher and Lizabeta Tisnovsky
- Neighborhood: Bay Ridge, Brooklyn
- Subway: 8-minute walk to Bay Ridge-95 St (R); 17 minutes to 86 St (R)
- Amendments: 3, the latest in June 2025
- Units
- 40 residential · 34 parking · 10 storage
- Neighborhood
- Bay Ridge, Brooklyn
- Subway
- 8 min walk to Bay Ridge-95 St R86 St R, 17 min
- Principals
- Igor Nestor, Boris Kucher, Lizabeta Tisnovsky
- Average $/sf
- $973Homes in Schedule A, as first offered
- Common charges
- $268–$535 a monthSponsor's first-year estimate in Schedule A, March 1, 2022 - February 28, 2023
- Offering price
- $37.5 million total
- Floor plans
- Page 216 of the plan
- SubmittedMay 2022
- AcceptedSeptember 2021
- 3 amendments
- First sale
- Latest sale
Units & Prices
Sales
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 Narrows's common charges compare with similar buildings? →
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 40 homes.
Each home's estimate, city bills and tax breaksSee it free →Closing Costs
The plan lists what a buyer pays at closing.
All 4 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 3 Jun 16, 2025
All units have been sold, sponsor control transferred to owner board, and working capital fund delivered.
- First closing occurred November 16, 2022
- Final Certificate of Occupancy issued January 1, 2023
- All units conveyed to purchasers; no unsold units remain
- Sponsor transferred board control to unit owners December 2, 2023
- Working capital fund of $15,833.27 delivered December 2023
- Offering plan extended six months from amendment date
Amendment 2 Nov 3, 2022
First year of condominium operation moved to January 1–December 31, 2023; real estate taxes updated with new assessment estimates.
- First year of operation: January 1, 2023 through December 31, 2023
- Right of rescission offered if first closing does not occur by February 28, 2023
- Real estate taxes updated based on October 26, 2022 MGNY Consulting Corp. estimate
- Post-completion estimated tax burden for entire building: $406,599 (residential $371,437; parking $35,162)
- First year total tax liability projected at $323,571 (residential $295,870; parking $27,701)
- Updated Schedule A and Schedule B with new common charges and first-year real estate tax amounts
- No changes to dollar amounts projected in Schedule B budget
- Offering plan extended for additional six (6) months from date hereof
Amendment 1 Apr 14, 2022
Plan declared effective after purchase agreements accepted for six units (15% of residential units), and offering period extended six months.
- Purchase agreements accepted for units 205, 304, 501, 505, 701, and 705 (15% of residential units)
- Offering plan declared effective
- Offering plan extended for additional six months
Team
- Sponsor
- The Narrows LLC
- Principals
- Igor Nestor, Boris Kucher, Lizabeta Tisnovsky
- Tax estimate
- Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
- Construction lender
- Ponce Bank$15.8 million recorded
- General contractor
- Sapol ConstructionHeld the general construction permit on DOB job 322020406
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R7A
- Special district
- Special Bay Ridge District (BR)
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Biktop Bridgeview Condominiumnext door · 13 units · 8 parking · 2023
- 325 Marine Avenue0.1 mi · 1987
- Arcadia Bay Ridge0.3 mi · 22 units · 13 parking · 2018
- 368 & 372 92nd Street Condominium0.4 mi · 4 units · 4 parking · 2025
- Ridge 92 Condominium0.5 mi · 14 units · 11 parking · 2019
- 52 92nd Street Condo0.5 mi · 30 units · 2001
Free in ChatGPT or Claude
Ask Claude or ChatGPT about Narrows
The fastest way to know any condo or co-op
Get Connected →