112 Fleet Place (Alfred on Fleet)

The building is 12 stories over a cellar on a narrow lot. The layout is simple: residence 1A takes the first floor and cellar, and floors 2 through 12 each hold an A-line residence of about 1,000 square feet and a B-line residence of about 820, per the Department of Finance roll. Twenty residences, 3A through 12B, have balconies. The cellar portion of 1A and the balconies are not legal living space, and the plan warns that the cellar has less light and air and is more prone to damp.

The lot carries an E-designation for noise. An E-designation is a city environmental requirement recorded against a lot. Here it required sound-rated casement windows and sliding glass doors on the façade, which the plan specifies.

Residences were delivered with hardwood floors in the living areas and bedrooms, and with a refrigerator, range, dishwasher and microwave. Each has a laundry closet sized for a stackable 24-by-34-inch electric, ventless washer and dryer.

Parking and storage. The two parking units, P1 and P2, may be owned only by residence owners. P2 is designated accessible, and its deed requires the owner to trade it for P1 if the other owner acquires handicapped plates, with arbitration if the two cannot agree on value. The 22 storage units are split by use: S1–S10 and S20–S22 are for bicycles, S11–S19 for personal effects. None may be used as living space.

Line-by-line layouts are maintained in The Roebling Research Library and shared with clients during diligence.

Taxes. No abatement, per the plan and the Department of Finance. Owner-occupants may still qualify for the city's co-op and condo abatement, which is separate.

Façade inspections. At 12 stories the building is subject to Local Law 11. The offering plan projected its first façade filing in the tenth inspection cycle, projected to run from February 2027 to February 2029, and budgeted the inspection separately from repairs. That first filing is the next scheduled capital item. Ask the board for its plan and the inspector's scope.

Certificate of occupancy. The final certificate of occupancy was issued July 12, 2022, after three temporary certificates. That matters for lenders and insurers, and it is settled.

Governance. The board has three managers. The plan gave the sponsor control for one year after the first closing, and a veto over certain spending for up to five years while it owned more than 25% of the common interests. With every residence sold, those provisions no longer have practical force. Disputes under the condominium documents go to binding arbitration before a three-member panel, under Article XIV of the By-Laws.

Development rights. The plan reserved to the sponsor the right to sell the lot's unused floor area to other buildings and keep the proceeds. Ask whether it was exercised. That affects what, if anything, could be built on the lot later.

Flood zone. Zone X, minimal flood hazard, per the FEMA map cited in the plan. No mandatory flood insurance.

• Smoking: Prohibited in residences, common areas, limited common elements and in front of the building.
• Parking units: Owners may rent them out only if unused, for one week to one month at a time to non-occupants, and must return them to the residence owner within 30 days of a request.
• Storage units: Restricted to bicycles or personal effects by unit number. No habitable use.
• Window guards: Owners must notify the managing agent when a child under 11 lives in the residence and install guards or stops at their own cost, as city law requires.
• Grills and open flame: Prohibited on balconies and roof areas.
• Working capital: Buyers from the sponsor paid two months' common charges into the working capital fund. Confirm whether the board charges a resale contribution.

These come from the offering plan on file. Pets, leasing procedure and any resale fees should be confirmed with the managing agent at offer stage.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02062-7501) 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.

The taxes are real and stable. There is no abatement to lose. Compare the full carrying cost against abated towers on an adjusted basis.

Ask what came with the unit. Most residences sold with a storage unit and two with parking. Confirm which lots are in your contract and that each is separately deeded.

Plan for the first façade cycle. The first Local Law 11 filing falls in 2027–2029. Ask about the reserve and whether the board expects an assessment.

Measure the space. The plan's square footage runs to the outside of the exterior walls. Measure or review the floor plan before relying on a per-square-foot comparison.

Lead with the tax line. A buyer comparing this building with an abated tower will see a higher tax bill here unless the comparison is framed properly. Show the full-tax monthly cost next to the abated building's phase-out schedule.

Sell the scale. Two residences per floor, balconies on most lines and a final certificate of occupancy are what separate this building from the larger towers.

If you're considering 112 Fleet Place, also evaluate:

• 9 Chapel Street (Nine Chapel) — a 27-unit, 12-story Downtown Brooklyn condominium that also pays full taxes, with no 421-a
• 383 Carlton Avenue — a 27-residence, 12-story condominium in Fort Greene, whose 421-a has fully expired
• 230 Ashland Place — a 108-unit tower nearby whose 15-year 421-a has run out
• 319 Schermerhorn Street (The Nevins) — a 73-residence condominium with an active 421-a; a useful contrast on carrying costs
• 1 Hanson Place — a 179-unit conversion of the Williamsburgh Savings Bank tower
• 365 Bridge Street — a 250-unit office-to-residential conversion a few blocks west
• 138 Willoughby Street (Brooklyn Point) — the tower up the street; the large-building, full-amenity alternative
• 85 Fleet Street (The Brooklyn Tower) — the supertall a few blocks away