10 Nevins Street (The Brooklyn Grove)

The building rises from an assemblage on Block 161 to twenty-seven marketing floors — twenty-four construction stories and 268 feet per the certificate of occupancy. Residences occupy the 3rd through 27th marketing floors; two retail units sit on the ground floor and were retained by the sponsor. Apartments run studio through three-bedroom, and terraces appear on the setback levels as residential limited common elements appurtenant to specific units.

Every residence has a washer and dryer, with a common laundry in the cellar as backup. Two elevators serve the residential floors, which is the correct number for 184 units but not a generous one — worth noting for high-floor buyers and for move-in scheduling. Lot-line window conditions exist in the building and are disclosed in the plan's special risks; the standard exposure applies, meaning that if an abutting owner redevelops, affected windows may need fire-rated glazing or sealing at the unit owner's cost. Check the specific unit's floor plan for lot-line designations before assuming an exposure is permanent.

Parking and storage do not travel with the apartment. The plan offered eleven licensed spaces on the first floor and made arrangements for twenty-six off-site spaces in a garage planned on Willoughby Street, with a temporary facility at 189 Schermerhorn Street at first closings. The certificate of occupancy records twenty-five spaces on site. The gap between those figures is exactly the kind of thing to resolve with management in writing rather than to assume.

The Brooklyn Grove operates at the middle of the full-service tier: 24-hour concierge, a doorman on a sixteen-hour shift, a resident manager, and an amenity floor to maintain. The plan gave the sponsor board control until the later of the point at which it held 10 percent or less of the aggregate common interest or five years from the first closing, with an initial board of three sponsor designees. The first closing was October 15, 2019, so the five-year limb ran out in October 2024. The date does not settle the ownership limb: the sponsor's current share of the common interest, including the two retained retail units, is not established in the records reviewed. Confirm the plan's control provisions, the sponsor's current holdings and the actual board transition from the most recent amendment and the minutes.

Two items belong on every diligence list here. The first is the pool: a below-grade pool with deck and changing room in a 184-unit building is a meaningful recurring expense and a meaningful capital item, so read the reserve position and the most recent capital-plan report against it rather than the amenity list. The second is the certificate of occupancy — the plan record carries a temporary certificate dated August 14, 2020 with roughly $25,000 of outstanding work escrowed and a permanent certificate anticipated that December. Ask for the current certificate in writing.

The building also carries two sponsor-retained retail units. That is normal on a Downtown Brooklyn corridor, and it means the condominium's common-charge allocation, insurance and board composition all involve commercial interests; the allocation between residential and commercial common interests is set in the recorded declaration and Schedule A. Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.

Purchaser review: No board approval. The plan states expressly that the board has no right to approve or disapprove purchasers and that there is no cap on investor ownership; the board holds a right of first refusal on sales and leases.

Subletting: Permitted with a 12-month minimum and a 5-year maximum term, entire unit only, subject to that right of first refusal — a more permissive framework than most of the brownstone belt's co-ops.

Resale within the first year of a sponsor sale: Restricted by the plan and by-laws for 12 months following acquisition from the sponsor, with family and controlled-entity carve-outs, and lapsing once the sponsor conveys all residential units. Confirm whether the restriction is still live.

Parking and storage: Licensed rather than deeded, and offered to residential unit owners only. Availability, monthly charge and waitlist position should be confirmed before pricing either into a deal.

Flip tax: None disclosed in the plan.

Property taxes: Full assessment, no abatement. Underwrite the actual current bill for the specific unit rather than a neighborhood average.

Reserve fund: Budgeted in the offering plan with Fannie Mae requirements in mind. Ask for the current budget, reserve balance and any lender project-review results, which bear directly on a purchaser's financing options.

Recent sales

Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2026 to date) cleared a median $1,302/sf (floor-adjusted) across 9 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00161-7501; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.

Run the taxes first. No 421-a, no J-51, no abatement of any kind on the residential units. The plan projected roughly $2.67 million a year across the building at full assessment, and the sponsor once credited buyers two years of taxes at closing to move inventory. Model the real bill.

Ask the lender about project eligibility. The plan budgeted the reserve with Fannie Mae standards in mind, but an original reserve contribution is not a current project approval. Ask your lender to confirm the building's eligibility and the financial and reserve documents it needs; the answer affects which lenders will write the loan and on what terms.

Walk the cellar. The pool, gym, yoga room, lounge, playroom and pet spa are all below grade. That is a legitimate design choice, and it is also worth seeing before you pay for it.

Confirm parking and storage in writing. Eleven licensed spaces in the plan, twenty-five on the certificate of occupancy, and twenty-six off-site spaces contemplated in a garage that was not yet built at filing. Get the current facts from management.

Check the floor plan for lot-line windows. The plan discloses lot-line conditions; an abutting redevelopment could require fire-rated glazing or sealing at the owner's expense.

Know that the marketing floor is not the construction floor. Twenty-seven marketing floors, twenty-four construction stories. Compare like with like.

Sell the envelope and the terrace. ODA's woven glazed-brick coursing and the stepped setbacks are what separate this building visually from every conventional Downtown Brooklyn tower. Photograph the brickwork and the outdoor space.

Get ahead of the tax conversation. A buyer's attorney will find it in the first week. Presenting the full carrying cost with the amenity and transit case attached converts a surprise into a decision.

Document the licenses. If the unit carries parking or storage, produce the license and the monthly charge up front.

Anchor to same-tier comparables. A terraced setback unit and an interior mid-floor unit are different products. Price to the specific tier, and pull the comparables from the same exposure band.

Closings are condominium-fast. No board interview, no approval right, no financing minimum beyond the lender's — a genuine advantage against the neighborhood's co-op inventory that should appear in the marketing.

If you're considering 10 Nevins Street, also evaluate:

• 11 Hoyt Street — Studio Gang's 480-unit Tishman Speyer tower three blocks west; the deepest amenity program on the same seam
• 71 Smith Street (The Boerum) — 128-unit Flank condominium over a hotel base at State and Smith, closer to the historic district
• 76 Schermerhorn Street (The Symon) — boutique condominium a few blocks west on the same transit
• 110 Livingston Street — 299-unit conversion of the former Board of Education building; the large-scale condo alternative
• 509 Pacific Street (The Hendrik) — 38-unit Boerum Hill boutique condominium south of Atlantic Avenue
• 556 State Street (Boerum Heights) — 71-unit Boerum Hill condominium on the row-house side of the line
• 550 Vanderbilt Avenue — Prospect Heights new development with an abatement history that contrasts directly with this building's
• 343 4 Avenue — Park Slope avenue-corridor condominium of comparable scale and vintage