One Clinton Condominium

One Clinton Street Aka 280 Cadman Plaza West, Brooklyn, NY 11201

Overview

A 38-story Hudson Companies tower in Brooklyn Heights with 134 apartments above a new Brooklyn Public Library branch that pays no common charges. The plan sets up no reserve fund. A 1% flip tax on resales goes toward capital repairs instead. The offering plan specifies engineered wood floors, Liebherr, Bertazzoni and Bosch appliances, a washer and dryer in each apartment and ducted heat pumps for heating and cooling.

Address: One Clinton Street (also 280 Cadman Plaza West), Brooklyn Heights, Brooklyn
Plan: CD180010, accepted for filing in December 2018
Residences: 134 on floors 3 to 38, from one-bedrooms of about 907 square feet to four- and five-bedroom homes of about 4,250 square feet. Unit 4N goes to the resident manager, so 133 are for sale. There are no floors numbered 2 or 13.
Other units: the Library Unit, the Community Facility (STEM) Unit and two retail units of about 964 square feet combined, none offered under this plan
Parking and storage: 50 parking licenses at $65,000 to $200,000 (including EV and accessible spaces and tandem pairs) and 100 storage bin licenses at $15,000 each
First offering: 133 residences at about $468.7 million in total, from about $1.09 million to $11.8 million each (sponsor offering prices, not sales). With parking and storage, the offering came to about $477.7 million. The Attorney General's record now lists about $472.4 million.

SubmittedJanuary 2019
AcceptedDecember 2018
19 amendments
First sale
Latest sale

Sales

134 of 134homes sold (100%)

Every sale: 134 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 One Clinton'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 buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 4 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

Marvel Architects' specifications list three kitchen packages by apartment size (compare with our NYC condo finishes guide).

Kitchen

Most apartments: a 30-inch Liebherr refrigerator, a 30-inch Bertazzoni gas range, a Prestige recirculating hood, a Bosch dishwasher, a Miele speed oven and a Waste King disposal.
Mid-size layouts: a 36-inch Liebherr refrigerator, a 36-inch range and an 18-inch U-Line wine fridge.
Largest layouts: a Gaggenau refrigerator and wine fridge, a 48-inch Bertazzoni range and a ducted hood.
Counters in white marble and white quartz, a white marble backsplash, and cabinets in white paint and white oak veneer.

See how these brands compare in our kitchen appliance brands research.

Baths

Primary baths: marble floors, 12-by-28-inch stone wall tile, a TOTO Vespin II toilet, a Kallista undermount sink and Rohl fittings in polished nickel. Some get a freestanding MTI tub; others an MTI Andrea tub or a shower only.
Second baths: 1-inch round ceramic mosaic floors, TOTO toilets and Rohl fittings.
Powder rooms: stone floors and herringbone ceramic wall tile.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

Engineered European white oak floors, 3/4 inch thick in 7-inch planks, with a 10-year warranty. The plan says they can be sanded once.
Ceilings of about 9 feet 10 inches in living rooms, kitchens and bedrooms, and about 8 feet 11 inches in halls and baths, lower in some units.
Limestone veneer and metal panels outside, with Wausau aluminum in-swing casement windows that have 4-inch stops.
Floors and walls are rated about STC 50 and IIC 50 (see soundproofing).

Laundry, Heating and Cooling

A Whirlpool front-load washer and a ventless Whirlpool heat-pump dryer in every apartment, plus a cellar laundry room with two washers and two vented dryers.
ClimateMaster water-source heat pumps heat and cool each apartment and run on your own electric meter. Gas boilers warm the building's water loop and make the hot water, and that gas is paid through common charges (see heating and cooling systems).

Amenities, Staffing & Transportation

Most amenities sit on floors 3 to 5, with a sky lounge higher up (compare with amenities by building size).

Floors 3 to 5

A 3rd-floor fitness center with a yoga room, a sauna, a seven-person hot tub and separate changing rooms.
A children's playroom, plus a 3rd-floor terrace of about 3,500 square feet with grills, shaded seating and a turf play area with a slide.
A 4th-floor multimedia room with a large TV, seating for about 12 and a pantry.
A 5th-floor lounge and study with a kitchenette and space for meetings.

26th Floor and Below Grade

A double-height sky lounge of about 1,125 square feet with a kitchenette, a bar and its own terrace.
Two bike rooms in the sub-cellar, 100 storage bins in the cellar and the garage.

Good to know: the board can charge fees for the amenities. They may not open until 90 days after the first closing. There's no pool.

Staffing and Services

The year-one budget plans 15 full-time employees. Staff can choose whether to unionize, and the budget assumes union wages:

A resident manager living in unit 4N and two handypersons.
Seven lobby attendants and concierges, for a uniformed attendant around the clock.
Five porters, plus vacation relief.

Staff costs come to about $1.3 million, nearly half the budget. Two passenger elevators run 24/7, and a third serves as a service elevator. The garage is unattended. Our doorman cost guide puts these numbers in context.

Tip: the sponsor leases unit 4N to the board rent-free for 10 years. After that, the plan makes no promise, and common charges would go up if the board has to rent or buy a home for the resident manager.

Location & Transportation

Neighborhood: Brooklyn Heights, Brooklyn
Subway: 3 min walk to Borough Hall/Court St 2 3 4 5 R; Clark St 2 3, 4 min
Parking: 50 parking units in the plan

Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 19 Apr 30, 2024

Retail Unit added to offering plan with $875,000 price and Schedule A amendment.

Retail Unit offered for sale at $875,000
Schedule A amended to add Retail Unit information

Amendment 18 Mar 11, 2024

Offering price changed for one unit.

Amendment 17 Aug 23, 2023

Amendment updates real estate taxes for 2023/2024, corrects storage bin labeling, increases common charges by 14% with a $170,000 assessment for 2024, and changes offering prices for three units.

Real estate taxes for 2023/2024 fiscal year: aggregate $621,898.55 for sponsor-held units
Storage Bin S205 corrected on floor plan; will be assigned to Unit 37A purchaser at no cost
Common charges increased 14% and $170,000 assessment for fiscal year 2024
Unit 4F offering price changed to $2,250,000
Unit 30C offering price changed to $4,950,000
Unit 28C offering price changed to $4,900,000
Temporary Certificate of Occupancy issued 09/19/2023; Final CO anticipated in +/- 18 months
Parking spaces updated: Sub-cellar One now 23 spaces (formerly 12); Sub-cellar Two now 24 spaces (formerly 9)
Schedule A prices decreased for 3 homes (median -23.4%): 4F $2,650,000 → $2,250,000; 28C $6,400,000 → $4,900,000; 30C $6,500,000 → $4,950,000

Amendment 16 May 10, 2023

Offering prices changed for five units.

Unit 31B price set to $4,600,000
Unit 30B price set to $4,565,000
Unit 28B price set to $4,495,000
Unit 27B price set to $4,465,000
Unit 26B price set to $4,650,000

Amendment 15 Mar 2, 2023

Unit 6E private terrace reduced by 238 square feet due to privacy fence adjustment, eight units had offering prices reduced, and new managing agent appointed effective May 1, 2023.

Unit 6E private terrace reduced from 1,173 to 935 square feet (238 SF reduction) due to privacy fence field change
Unit 4F price reduced from $2,650,000 to $2,495,000
Unit 6E price reduced from $2,995,000 to $2,750,000
Unit 28A price reduced from $4,800,000 to $4,495,000
Unit 28C price reduced from $5,895,000 to $5,490,000
Unit 29A price reduced from $4,835,000 to $4,530,000
Unit 30C price reduced from $5,995,000 to $5,540,000
New managing agent AKAM Property Management effective May 1, 2023

Amendment 14 Mar 25, 2022

Amendment updates construction loan status, working capital fund balance, unsold unit count, board composition, 2022 budget, real estate tax information, storage relocations, and noise mitigation efforts.

Final Certificate of Occupancy estimated by September 1, 2022; Temporary Certificate of Occupancy expires November 16, 2022
Construction loan balance available to Sponsor: $5,871,096.38
Working capital fund balance as of 3/9/22: $40,907.43
20 Unsold Units remaining
Aggregate monthly Common Charge payments for Unsold Units: $50,805
Aggregate monthly real estate taxes for Unsold Units (2021/2022): $97,173.98; remaining half due January 1, 2023: $583,043.90
Bicycle storage relocated to parking level SC2; 24 additional Storage Bins installed with licenses for sale totaling $1,765,000
Electric vehicle chargers installed with sub-metering; usage costs billed to licensors

Amendment 13 Feb 16, 2022

Offering prices changed for three units.

Unit 36B price changed to $8,925,000
Unit 37A price changed to $9,495,000
Unit 38B price changed to $8,995,000

Amendment 12 Dec 7, 2021

Offering prices changed for 2 units.

Unit 30C price changed to $5,995,000
Unit 28C price changed to $5,895,000

Amendment 11 Oct 6, 2021

Offering prices for 37 units and 6 parking space licenses are changed effective immediately.

Offering prices for 37 units changed (ranging from 2,485,000 to 4,975,000)
License agreement fees for 6 parking spaces set at 150,000 each
Schedule A prices decreased for 40 homes (median -9.2%): 3A $3,360,000 → $2,975,000; 3E $2,710,000 → $2,500,000; 4A $3,400,000 → $2,995,000; 4B $2,700,000 → $2,485,000; ...

Amendment 10 Aug 13, 2021

Amendment updates financing arrangements, occupancy status, and financial disclosures for the condominium.

First unit closed December 10, 2020; lender holding $7,113,330.24 for permanent certificate of occupancy
Permanent certificate of occupancy estimated by September 1, 2022
54 unsold units remaining; working capital fund balance $173,954.68 as of June 11, 2021
Aggregate monthly common charges for unsold units $60,673; aggregate monthly real estate taxes $200,793
Construction loan balance $191,578,203.83 with maturity July 20, 2023 plus option to extend to July 22, 2024
Sponsor controls board until fifth anniversary of first closing; no right of first refusal to purchase units
Real estate tax assessments challenged; formal hearing held June 3, 2021 before NYC Tax Commission
Schedule A prices increased for 1 home (median +3.8%): 22C $3,321,000 → $3,446,000

Amendment 8 Mar 1, 2021

Purchase prices for 13 units changed, with most units increasing and two units decreasing.

Unit 4H price raised from $2,450,000 to $2,765,000
Unit 4K price raised from $2,450,000 to $2,765,000
Unit 4M price raised from $2,450,000 to $2,765,000
Unit 7D price raised from $1,750,000 to $1,985,000
Units 8D through 12D prices raised (8D: $1,765,000 to $2,000,000; 12D: $1,825,000 to $2,060,000)
Unit 17C price lowered from $3,356,000 to $3,231,000
Unit 19C price lowered from $3,392,000 to $3,267,000
Units 20C and 21C prices lowered (20C: $3,410,000 to $3,285,000; 21C: $3,428,000 to $3,303,000)
Schedule A prices increased for 4 homes (median +3.8%): 17C $3,231,000 → $3,356,000; 19C $3,267,000 → $3,392,000; 20C $3,285,000 → $3,410,000; 21C $3,303,000 → $3,428,000
Schedule A prices decreased for 9 homes (median -11.5%): 4H $2,765,000 → $2,450,000; 4K $2,765,000 → $2,450,000; 4M $2,765,000 → $2,450,000; 7D $1,985,000 → $1,750,000; ...

Amendment 6 Jan 22, 2020

Corrected sales count, added omitted retail and community facility units to Schedule A with revised pricing and common interest allocation.

32 units contracted (24% of units offered), correcting prior amendment error
Two retail units combined into one retail unit
Retail and Community Facility Unit added to Schedule A
Updated common interest allocation per new Corcoran Group opinion
Schedule A prices increased for 1 home (median +6.2%): 5F $1,295,000 → $1,375,000

Amendment 5 Jan 16, 2020

Storage Bin purchase prices changed to $30,000 each.

Amendment 4 Oct 30, 2019

Plan declared effective with 27 of 133 residential units sold; technical changes to create sub-condominium structure and update ceiling heights schedule.

Plan declared effective; 27 of 133 residential units sold (35%)
Condominium created as sub-condominium via amendment to Master Declaration instead of separate declaration
Schedule of atypical ceiling heights replaced with new Exhibit A
Article 78 litigation over environmental review terminated with dismissal affirmed

Amendment 3 May 8, 2019

Amendment updates New York State transfer and mansion tax rates effective July 1, 2019, lowers Geographic Targeting Order threshold for Brooklyn properties, clarifies Library Unit exemptions, and changes storage bin assignment process.

New York State transfer tax increased to 0.65% for residential properties $3 million or greater
Mansion Tax rates increased progressively from 1.25% total ($2M-$3M) to 3.9% total ($25M+)
Grantee and grantor now jointly and severally liable for Mansion Tax
Geographic Targeting Order reporting threshold for Brooklyn residential properties lowered from $1,500,000 to $300,000
Library Unit owner exempted from common charges regardless of future use or ownership type
Storage Bins selected by purchaser five days before closing, not assigned at purchase agreement execution

Amendment 2 Jan 28, 2019

Purchase prices for 21 units increased effective immediately.

Unit 25B price increased from 1,379,000 to 1,421,000
Unit 24B price increased from 1,364,000 to 1,405,000
Unit 23B price increased from 1,350,000 to 1,391,000
Unit 22B price increased from 1,335,000 to 1,376,000
Unit 21B price increased from 1,321,000 to 1,361,000
Unit 20B price increased from 1,307,000 to 1,347,000
Unit 19B price increased from 1,292,000 to 1,331,000
Revised Schedule A published with all price changes
Schedule A prices increased for 20 homes (median +3.0%): 3B $1,391,000 → $1,433,000; 6B $1,121,000 → $1,155,000; 7B $1,133,000 → $1,167,000; 8B $1,148,000 → $1,183,000; ...

Amendment 1 Jan 8, 2019

Purchase prices for 21 units increased, with revised Schedule A attached.

Prices increased for units 25B through 6B, 3B, and SF (21 units total)
Unit 25B price raised from $1,338,000 to $1,379,000
Unit 3B price raised from $1,350,000 to $1,391,000
Unit SF price raised from $1,295,000 to $1,334,000
Revised Schedule A with updated prices attached as Exhibit B
Schedule A prices increased for 20 homes (median +3.0%): 3B $1,350,000 → $1,391,000; 6B $1,088,000 → $1,121,000; 7B $1,100,000 → $1,133,000; 8B $1,114,000 → $1,148,000; ...

What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

A library that pays nothing: the Library Unit gets two parking spaces and is exempt from all common charges and assessments, even if it later stops being a library or is sold to a for-profit owner.
A condo inside a condo: the building is a two-unit master condominium (the library and everything else). One Clinton is a sub-condominium of the second unit. The plan says the city's Department of Finance agreed to this setup and that it will be the first of its kind.
A STEM lab for city schools: a community facility of about 9,200 square feet is leased to the School Construction Authority as a science, technology, engineering and math lab for the Department of Education.
Affordable housing elsewhere: the tower's extra floor area comes from 114 permanently affordable apartments a sponsor affiliate is building at 909 Atlantic Avenue and 1043 Fulton Street. 58 apartments on floors 14 and up can't get a certificate of occupancy until those are done.
A flip tax instead of a reserve: the sponsor funds no reserve, and owners who resell pay 1% of the price into a reserve fund.
A garage with car elevators: 50 parking licenses in an unattended self-park garage reached by two automated parking elevators.

One Clinton stands where Clinton Street, Tillary Street and Cadman Plaza West meet, at the edge of the Brooklyn Heights historic district, with its garage entrance on Cadman Plaza West. Its offering plan tells you who shares the building, what's in the apartments and what it should cost to run.

Fine Print Worth Knowing

Living with a library: the library and STEM lab will bring more people and cars around the building. The library's owner can attend board and owner meetings on matters that materially affect it, and the condo can't act on those matters without its written consent.
Affordable-housing hold-up: about 58 named apartments can't get a temporary certificate of occupancy until the city certifies the off-site affordable housing. If the affiliate doesn't deliver and no other source is found, those apartments can't get a TCO at all.
Lawsuit: a community group, Love Brooklyn Libraries, challenged the project's environmental review. The lower court dismissed the case in 2016 and the appeal hadn't been scheduled when the plan was filed. Sponsor's counsel called a reversal highly unlikely.
Long sponsor control: the sponsor names a majority of the board for up to five years, and its lenders can fill those seats. The plan says there's no limit on how long the sponsor could control the board if it keeps enough votes, and investors can buy any number of units.
Warranty: the sponsor gives a one-year limited warranty on each apartment and on the common areas. The state's implied housing warranty doesn't apply.
Parking and storage: both are licenses, not deeded units, and can be sold only to other owners. An owner with a disability can buy an accessible space from a non-disabled owner at the original price plus 3% a year.
Sponsor's roof rights: the sponsor keeps a permanent easement to put antennas and other equipment on the roof and facade and keeps any fees.

FAQ

Is there a library inside One Clinton?

Yes. The sponsor had to build a new Brooklyn Public Library branch of about 26,620 square feet on parts of the cellar, first and second floors and give it to the city. The library unit gets two parking spaces and pays no common charges or assessments.

Does One Clinton have parking?

Yes. An unattended self-park garage off Cadman Plaza West, reached by two automated parking elevators, has 52 spaces. Two are for the library, and 50 were offered to residents as licenses at about $65,000 to $200,000, first come, first served.

Does One Clinton have a reserve fund?

No. The sponsor didn't fund one. Instead, owners who resell pay a 1% flip tax into a reserve for capital repairs, and buyers pay two months of common charges into working capital at closing.

Where this comes from: the building's offering plan (CD180010) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, the architect's Description of Property, Schedule A, Schedule B 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: Cadman Associates LLC, an affiliate of The Hudson Companies (principal: David Kramer)
Architect: Marvel Architects
MEP engineer and energy expert: Cosentini Associates
Structural engineer: DeNardis Engineering
Managing agent: Lisa Management (a sponsor affiliate)
Budget expert: Orsid Realty
Selling agent: The Corcoran Group
Sponsor's counsel: Silverman Shin & Byrne
Tax projection: Tuchman, Korngold, Weiss, Liebman & Gelles
Construction lender: Starwood Property Mortgage, with a mezzanine loan from BPL Funding 100

The plan doesn't name an interior designer; cityrealty.com reports Studio DB.

Zoning

Zoning district: C6-4
Special district: Special Downtown Brooklyn District (DB)

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

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138 Joralemon0.2 mi · 3 units · 2026

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The Condo Book Project Are One Clinton's common charges high for the area? No, they're on the low side. One Clinton budgets $0.90 per square foot a month, against a $1.11 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?