- Year built
- 2023
- Type
- Condominium
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The St 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.
198 St. Nicholas Avenue is a six-residence condominium on a 3,945-square-foot corner lot, built by repurposing a one-story church and adding new floors above it. Published reporting from 2014 and 2015 described the plan as two three-unit buildings that read as one structure, and the finished building follows that: three homes carry St. Nicholas Avenue unit numbers (1S, 2S, 3S) and three carry Harman Street numbers (1H, 2H, 3H). PLUTO counts two buildings on the lot.
It is sold. ACRIS shows sponsor deeds on all six homes between February 2024 and June 2025. The project took about a decade from the first permit reporting to the last closing.
Architecture and residences
Published reporting at completion in December 2023 gave the project as about 11,500 square feet of gross area across two wings of three homes each: two garden duplexes, two two-bedroom apartments and two penthouses with roof decks. Listing and public records give interior areas of about 2,053 square feet for 1H and 1,996 for 1S (the garden duplexes, each with a lower-level recreation room and a patio with an outdoor kitchen), 1,145 for 2H and 988 for 2S, and 1,669 for 3H and 1,348 for 3S (the penthouses). That totals about 9,200 square feet of interior space (our arithmetic). The sponsor's materials describe ceilings up to 16 feet in the penthouses, white oak and polished concrete floors, steel stairs and ironwork, integrated kitchen appliances with vented gas ranges, ductless air conditioning with low-profile radiators, and in-unit washer-dryers. The church's brick facade was kept as the first-floor exterior. The building is a walk-up with a video intercom. The DeKalb Avenue stop on the L train is about a four-minute walk.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD220142), the plan was submitted July 11, 2022, accepted January 27, 2023 and declared effective July 14, 2023, with St. Nick Properties LLC as sponsor and six residential units. The initial total offering price was $10,033,000; the current figure is $9,640,000, a reduction of $393,000. The amendments were not reviewed for this page because the Attorney General's plan record did not load. The database still records one unit sold; ACRIS shows all six.
Construction reporting in December 2023 said sales had been finalized for all six homes. Two of the six deeds were not recorded until 2025, so "finalized" there most likely meant contracts signed.
Recorded sales
- 3H: $1,915,000, deed dated February 20, 2024
- 1H: $1,883,762.50, deed dated February 23, 2024
- 2H: $1,325,000, deed dated February 23, 2024
- 2S: $1,237,173.75, deed dated March 18, 2024
- 1S: $1,781,932.50, deed dated January 10, 2025
- 3S: $1,746,298.75, deed dated June 6, 2025
Three of the deed amounts divide exactly by 1.01825, the combined state and city transfer-tax rate, and a fourth comes within $5, which means the sponsor's transfer taxes were added to the price. Backed out, 1H is $1,850,000, 2S is $1,215,000, 3S is $1,715,000 and 1S is about $1,750,000 (our arithmetic). Listing records confirm the 1H, 1S and 3S figures as reported closing prices. On those prices and the listed areas, 1H traded near $901 per square foot, 1S near $877, 3S near $1,272, 3H near $1,147, 2H near $1,157 and 2S near $1,230 (our arithmetic). The garden duplexes, with part of their area below grade, trade lowest per foot. On backed-out prices the six homes total about $9,770,000, slightly above the plan's $9,640,000 total. 3S was transferred again without consideration by a deed dated July 22, 2026; that $0 deed is not a sale price. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jan 10, 2025 | 1SSponsor Sale | 3 BR · 2.5 BA · 1,996 sf | $1,781,932 | $893/sf | -3.7% |
| Mar 18, 2024 | 2SSponsor Sale | 2 BR · 2 BA · 988 sf | $1,237,173 | $1,252/sf | +6.2% |
| Feb 23, 2024 | 2HSponsor Sale | 2 BR · 2 BA · 1,145 sf | $1,325,000 | $1,157/sf | -1.9% |
| Feb 23, 2024 | 1HSponsor Sale | 3 BR · 2.5 BA · 2,053 sf | $1,883,762 | $918/sf | +7.6% |
| Feb 20, 2024 | 3HSponsor Sale | 3 BR · 3 BA · 1,669 sf | $1,915,000 | $1,147/sf | -1.8% |
Market read. Most recent trades (2025) cleared a median $893/sf (recorded) across 1 sale. Median listing discount 1.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-03281-7502; 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.
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What to know if you’re buying
It is a resale building. All six homes are individually owned. Read the budget, the reserve balance and the minutes.
Two addresses, one condominium. Title, insurance and lender paperwork may use either 198 St. Nicholas Avenue or 459 Harman Street. Make sure the unit designation (S or H) and the tax lot match on every document.
PLUTO overstates the units. City data shows 31 residential units on the billing lot; the condominium has six. Expect a lender or insurer to ask about it.
Price per square foot. Sponsor prices ran from about $877 per square foot on the garden duplexes to about $1,272 on the 3S penthouse (our arithmetic on listed areas). Compare a resale with the same type of home, and ask any seller for the floor plan and measured area.
Comparable buildings
- 1226 Decatur Street — eight-residence condominium in sales from spring 2026
- 17 Dodworth Street — nine-residence condominium on a plan declared effective in 2026
- 831 Knickerbocker Avenue — ten-residence condominium on a plan accepted in December 2025
- 1385 DeKalb Avenue — two-residence condominium launched in spring 2026
More Bushwick buildings
- 1370 Bushwick Avenue — condominium
- 1385 DeKalb Avenue — condominium
- 1427 Greene Avenue, 1425–1427 Greene Avenue and 404 — condominium
- 27 Stanwix Street — 2004 condominium
- 318 Knickerbocker Avenue (The Knick) — 1899 condominium
- 32 Schaefer Street — 2025 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Bushwick.
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.
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646.939.7375 · c.cohen@compass.com