10 Nevins Street (The Brooklyn Grove)
10 Nevins Street, Brooklyn, NY 11217
Boerum Hill, Brooklyn
BBL 3001617501 · BIN 3426629
- Year built
- 2019
- Type
- Condominium
- Units
- 184
- Floors
- 27
- Landmark
- No
- Pets
- Not stated as a rule in the plan's Part I; a pet spa is provided as a resident amenity. Confirm the current house rules
- Flip tax
- none disclosed in the offering plan; sponsor-sale closings carried a Working Capital Fund contribution, a Reserve Fund contribution equal to one month's Common Charges, and a per-unit Contribution to Resident Manager's Unit (aggregate ~$1,353,512 across the offering)
- Financing
- no cooperative-style minimum down payment or board approval; Reserve Fund structured to satisfy Fannie Mae requirements with recertification every two years
- Subletting
- permitted; minimum lease term 12 months, maximum 5 years, entire unit only; subject to the Condominium Board's right of first refusal. Plan states expressly that the Board has no right to approve or disapprove purchasers and there is no cap on investor ownership
- Pied-à-terre
- permitted (standard condominium)
- Washer / dryer
- washer and dryer in every residence per the offering plan; resident laundry facility on the cellar level
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2020 (Tenth Amendment)). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
The Brooklyn Grove is what the 2004 Downtown Brooklyn rezoning eventually produced on the small lots at Boerum Hill's northern rim: a slender, dark-brick residential tower on a 13,519-square-foot assemblage, twenty-seven marketing floors of it, wedged between the Fulton Street retail corridor and the row-house blocks to the south. It is one of the very few condominiums of its size and vintage anywhere on that seam that was genuinely built for sale rather than built to rent and wrapped in a condominium declaration, and the Department of Finance record bears that out — 184 residential unit lots, individual deeds beginning in October 2019 and continuing through the present.
The design is by ODA New York, with Stephen B. Jacobs Group as architect of record, and ODA's move here is textural rather than sculptural. The envelope is dark glazed brick with the headers turned toward all four sides of every window opening, so the coursing shifts between horizontal and vertical stacking around each aperture; large custom metal-framed windows sit deep in it. From Nevins Street the effect is masonry that reads as woven rather than laid — a contemporary answer to the neighborhood's nineteenth-century brick. The massing steps as it rises, and each step becomes a terrace.
The amenity program sits almost entirely below grade, which is unusual and worth understanding. The cellar carries the fitness room, yoga room, residential dining area and lounge, children's play space, pet spa, resident laundry, and the pool with its deck and changing room. That concentration keeps the above-grade floor area in apartments rather than lounges, and it means the amenity floor has no daylight and no views — a fair trade at this price tier, and one to walk before underwriting.
The carrying-cost story is what most distinguishes The Brooklyn Grove from its neighbors. The residential condominium carries no 421-a and no other exemption or abatement. The plan's tax counsel projected roughly $2.67 million in annual residential real estate taxes once the building was assessed as complete, allocated by common interest. The sponsor's tenth amendment, filed in the autumn of 2020, went so far as to offer contract purchasers a closing credit equal to two full years of their unit's taxes — a direct admission of where the friction was. Anyone comparing this building to abated Brooklyn new construction is comparing two different monthly numbers.
One structural note that helps buyers: the reserve fund was built to Fannie Mae's requirements, funded through the first-year budget plus one month's common charges at each closing, with recertification every two years. In a midsize new condominium, warrantability is not a given, and a plan drafted around it is an advantage when a purchaser needs conventional financing.
Architecture and unit composition
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.
Building operations
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 both prongs of that test are long past; confirm the current board composition and the transition date 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.
Recent sales
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jun 9, 2026 | 15J | $1,093,000 |
| May 6, 2026 | 12A | $935,000 |
| Apr 2, 2026 | 7M | $605,000 |
| Mar 23, 2026 | 6C | $830,000 |
| Mar 19, 2026 | 23I | $6,311,550 |
| Mar 2, 2026 | 14J | $1,072,162.5 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00161-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.
What to know if you’re buying
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 about Fannie Mae certification. The reserve was structured to Fannie Mae standards with recertification every two years. Current certification status 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.
What to know if you’re selling
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.
Comparable buildings
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
Considering a move at The Brooklyn Grove?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
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