110 Clifton Place
110 Clifton Place, Brooklyn, NY 11238
BBL 3019520033 · BIN 3055754
- Year built
- 1922
- Type
- Cooperative
- Units
- 33
- Floors
- 1
- Landmark
- No
- Amenities
- Elevator, laundry in the building, shared roof deck. Some apartments carry individual roof rights under the house rules
- Flip tax
- The corporation collects one. The audited statements record flip-tax revenue in 2023. The rate is not in the documents on file
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Ping Pong Factory, an informal name from listing records and neighborhood press, which describe the building as a former ping-pong table factory. The name does not appear in city records or the offering plan would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
Clinton Hill's cooperative stock is mostly prewar elevator apartment houses on Clinton and Washington Avenues. 110 Clifton Place is one of the few industrial loft co-ops in the neighborhood: a 150-foot-wide concrete factory at the corner of Classon Avenue, turned into 33 loft apartments at the end of the 1980s.
The ownership record is unusually clear. ACRIS shows the building in the hands of manufacturing, data-equipment and office-supply companies from the late 1960s into the 1970s. In 1977 the City took title by a deed from the Finance Administrator, the usual record of an in-rem tax foreclosure. The City sold it in 1982 to Domusart, taking back a small purchase-money mortgage. Domusart deeded it to Classon & Clifton Associates in 1987. The offering plan states that the sponsor acquired the property on March 17, 1982, which suggests the two entities were related. The public record does not confirm that. In 1988 the sponsor borrowed $2.3 million from The Community Preservation Corporation, a nonprofit lender that finances multifamily rehabilitation in New York.
The plan describes the property as vacant and newly rehabilitated, with work due to finish in May 1989. That point matters for buyers. This was not a tenant conversion. No rent-regulated tenants were left in place and no block of apartments stayed with the sponsor for rental. Every apartment was sold into the cooperative at the start. ACRIS records the deed to the corporation in January 1990, while the corporation's statements give December 1988 as its formation date. Since the electronic share record began in 2003, every recorded transfer has been between individual owners, estates or lenders.
Architecture and unit composition
The building fills most of a 150-by-100-foot corner lot; city records give its footprint as about 131 by 100 feet. The plan describes a three-story structure with a basement and lists apartments on four levels, 1 through 4. It follows that the lowest line of apartments is at the basement level. Buyers looking at level-1 apartments should confirm ceiling height, window exposure and light before contract.
Schedule A of the plan lists eight apartments on each of the three upper levels, lines A through H, and a slightly different layout on the lowest level, which includes the superintendent's apartment and an apartment designated J. Nearly every apartment was offered as a two-bedroom, two-bath loft. A handful of one-bedroom and smaller two-bedroom lines make up the rest. Listing records describe high ceilings, large factory windows and open plans, with the original round concrete columns exposed in many apartments.
The roof is part of the value. The house rules separate shareholders with individual roof rights from those with common-area rights. They require decks to sit on elevated framing on posts, and require decking, planters and fencing to be removable so the roof membrane can be repaired. The 2023 financial statements show deck-related reimbursements from shareholders alongside large capital spending. That fits a roof replacement in which private decks had to be taken up and reinstalled.
Building operations
Underlying mortgage. In September 2022 the corporation refinanced with a $2.7 million, ten-year loan from National Cooperative Bank at 4.75 percent fixed, amortizing over 30 years, with the balance due in October 2032. Prepayment carries a sliding-scale penalty. The refinancing also opened a $250,000 line of credit, secured by a second mortgage, which was undrawn at the end of 2023. The new loan paid off a roughly $1.1 million prior mortgage and a $255,000 credit line.
Capital work and cash. The corporation capitalized about $830,000 of improvements in 2023. DOB NOW shows a roof repair and replacement permit and a sidewalk shed that year. Cash fell from about $1.67 million to about $918,000 over the year, most of it spent on that work. The governing documents do not require a reserve fund, and the corporation has not commissioned a reserve study, per its audited statements.
Maintenance trend. The 2024 budget on file projects common-charge income about a fifth higher than 2023's actual maintenance revenue. Ask whether the increase has held and whether any further increase is planned.
Exterior. DOB records façade and roof repairs in 2012, a sidewalk shed and scaffold in 2017, limited exterior repairs and an outrigger in 2025, and new pipe-scaffold and sidewalk-shed permits in April 2026. Exterior work is active in 2026. At three stories the building falls below the height threshold of Local Law 11, the city's façade inspection program, so there are no cycle reports to review. The DOB permits are the record.
J-51. J-51 is a city tax benefit for rehabilitation. It combines an exemption on added assessed value with an abatement, a credit of part of the certified cost against taxes. The plan's first-year budget assumed no real estate taxes on the strength of an expected J-51 benefit. DOF's historical file records a 1991 grant, a 90 percent abatement on $405,800 of certified cost, with the term extended from 12 to 14 years. The abatement credits ran out in the 2004 tax year, the exemption was phasing down at the same point, and no J-51 appears on the current DOF abatement roll. Primary-residence shareholders receive the city's co-op/condo abatement.
Neighboring zoning filing. ACRIS indexes a 2021 zoning-lot document filed by the owner of the neighboring 374 Classon Avenue condominium against this lot. Ask the managing agent what it covers and whether the corporation was a party to it.
Policy framework
- Transfers and sublets: Board consent is required under the proprietary lease, per the offering plan.
- Pets: Only with the corporation's written, revocable permission. Dogs must be carried or leashed in public areas.
- Flip tax: In place. 2023 revenue confirms it. The rate and who pays it must come from the managing agent.
- Renovation: A scope of work goes to management before any contractor is booked. The managing agent decides whether an alteration agreement is needed. Noisy work is limited to weekdays, 9 a.m. to 5 p.m. Floors must be 80 percent carpeted or treated with equivalent sound control unless the board waives it. Wood floors may only be refinished with water-based finishes.
- Roof: Individual roof rights attach to certain apartments. Deck construction must follow the house rules.
- Application: Three years of tax returns, a balance sheet, the lender's commitment letter, employer and landlord references, résumés, and credit and background checks.
- Financing ceiling, pied-à-terre, guarantors, trust/LLC purchases: Not documented. Confirm with the managing agent.
Recent sales
110 Clifton Place trades as a loft co-op, not a prewar apartment house, and buyers compare it with Clinton Hill's industrial conversions as much as with the co-ops on Clinton Avenue. With 33 apartments, supply is thin. Two resales were recorded in the last 24 months, and a year can pass with none. Two-bedroom, two-bath lines on the upper levels set the top of the range. Smaller and lowest-level lines sit below them. Roof rights and renovation condition move price more here than in a conventional co-op. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers 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 |
|---|---|---|
| May 6, 2026 | 4H | $1,600,000 |
| Nov 20, 2024 | 3F | $1,500,000 |
| Nov 15, 2023 | 2E | $1,400,000 |
| Jul 31, 2023 | 3H | $1,405,000 |
| Feb 8, 2023 | 1D | $1,350,000 |
| Mar 23, 2022 | 3G | $1,410,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01952-0033) 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.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with The Ping Pong Factory, an informal name from listing records and neighborhood press, which describe the building as a former ping-pong table factory. The name does not appear in city records or the offering plan and its market
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What to know if you’re buying
Price the 2026 exterior work. Ask for the scope, the contract amount, how it will be funded and whether an assessment is planned. The 2022 and 2023 statements already show special-assessment income.
Know the mortgage date. The underlying loan matures in October 2032, and the rate on any refinancing will feed directly into maintenance. The unused $250,000 line is the first source of cash for the corporation's next project.
Confirm roof rights in writing. Whether an apartment's roof rights are individual or common area is a material fact. Get the relevant proprietary-lease rider or board resolution before contract.
Ask the flip-tax rate and financing ceiling up front. Neither is in the documents on file.
What to know if you’re selling
Lead with the loft. Ceiling height, window size and the concrete columns are what sets this building apart in Clinton Hill. Photograph them.
Document your roof rights and deck. Buyers' attorneys will ask. Include the approval for any deck and confirm it was reinstalled correctly after the roof work.
Answer the capital questions early. Put the 2022 refinancing terms, the 2023 roof work and the 2026 exterior permits in the listing package.
Comparable buildings
If you're considering 110 Clifton Place, also evaluate:
- Clinton Mews (372 DeKalb Avenue): a 1930 industrial building converted to cooperative ownership in 1987–88. The closest match in structure and era
- 10 Quincy Street: an 1899 Clinton Hill warehouse converted to condominium lofts. Loft living under condo ownership
- 320 Washington Avenue (The Graham): an 1851 institutional building converted to condominiums in the historic district
- 360 Clinton Avenue: a 1928 elevator co-op converted in 1983–84. The prewar apartment-house alternative
- 277 Washington Avenue (Francine Towers): a mid-1920s elevator co-op in the Clinton Hill Historic District
- 475 Washington Avenue: a prewar rental converted to condominiums under a non-eviction plan
- 185 Clinton Avenue (Clinton Hill Co-ops): the neighborhood's large-scale co-op complex
More Clinton Hill buildings
- 10 Quincy Street — 1899 condominium
- 111 Steuben Street (The Absolute) — 2009 condominium
- 111 Vanderbilt Avenue (Vanderbilt-Wallabout Condominium) — 1991 condominium
- 185 Clinton Avenue (Clinton Hill Co-ops, North Campus) — 1944 co-op
- 185 Hall Street (Willoughby Walk) — 1958 co-op
- 195 Willoughby Avenue (Willoughby Walk) — 1958 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Clinton Hill.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Ping Pong Factory, an informal name from listing records and neighborhood press, which describe the building as a former ping-pong table factory. The name does not appear in city records or the offering plan?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.