225 Lincoln Place
225 Lincoln Place, Brooklyn, NY 11217
Park Slope, Brooklyn
BBL 3010590055 · BIN 3024464
- Year built
- 1923
- Type
- Cooperative
- Units
- 56
- Floors
- 6
- Landmark
- Designated
- Flip tax
- $60 per share transfer fee written into the by-laws by the plan's Second Amendment (1986); board later adopted a percentage flip tax, raised it to 4% and lowered it to 2.25% effective 2001-09-20
- Financing
- Total loans secured by the shares may not exceed 75% of the most recent appraised value; board approval and interview required for home-equity borrowing and refinancing
- Subletting
- Non-resident owners may sublease 3 years out of 5; one-year leases renewable at board discretion; sublessee interview; one month's maintenance security; sublet payment to the corporation of 20% / 15% / 20% of the succeeding year's maintenance in years 1 / 2 / 3
- Pets
- No new dogs since 1988-01-21 (pre-existing dogs grandfathered); birds prohibited; other pets permitted subject to sanitary conditions
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2001-09-20 (flip tax memo); 1995-11 handbook base). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
225 Lincoln Place is the block's wide building. Where 209 Lincoln Place went up tall on a narrow lot, this one went out — nearly 13,000 square feet of ground at the Eighth Avenue end of the block, six stories, a broad Federal-Revival brick front, and a plan that carries more than fifty apartments without ever leaving the rowhouse skyline. The LPC's district records credit Caughey & Evans with the design and Gordon & Berry with the development, and date it to 1923, which puts it at the very front of the wave of apartment houses that arrived in Park Slope between the wars. The Federal style designation in the Commission's file is the specific thing to look for on the street: a flat brick plane, disciplined window rhythm, and detail concentrated at the entrance rather than spread across the façade.
The building's more distinctive history is its conversion, one of the better-documented tenant negotiations in the Park Slope record. Bernard Levine and David Lidsky filed a non-eviction plan in July 1985 against a rent-regulated tenancy — seven rent-controlled apartments, thirty-six rent-stabilized and eight vacant. The plan was declared effective in July 1986 and then, unusually, the declaration was withdrawn: the property had just been sold, the Department of Law required that every subscriber be given a fresh right to cancel, and Lincoln-Washington Associates stepped in as sponsor. The Second Amendment that reset the offering records what the tenants extracted in exchange for going forward — new windows, upgraded electric service, a new or improved fence, a roof and boiler guarantee, a commitment to no major capital improvement rent increases, a modified reserve fund, payment of the tenants' attorneys' fees, and a transfer fee payable to the corporation on arms-length sales.
That last item still shows up in every deal here. The $60-per-share transfer fee went into the by-laws in 1986 and was directed to the reserve and working capital funds. It later became a percentage flip tax, and in 2001 the board did something co-op boards rarely do in writing: having raised the fee to 4 percent, it voted the rate down to 2.25 percent, retroactively, on the explicit ground that a flip tax above the neighborhood norm cannot be financed by a buyer's mortgage and was making apartments harder to sell. Whatever the current rate, that memo says something useful about how this board thinks about the marketability of its own shares.
The rest of the building's texture is that of a well-run mid-size Park Slope co-op with a single superintendent and no doorman: garbage collected floor by floor twice a day on weekdays, a laundry room with published hours, a $30 late fee that exists because the corporation historically ran no cushion against its mortgage payment, and a board that interviews purchasers, sublessees, refinancing shareholders and — a period detail that survives in the rules — house sitters staying more than a short visit.
Architecture and unit composition
Six stories of brick on a 12,994-square-foot lot, holding roughly 70,000 square feet of floor area: a built FAR near 5.4 where the block's current R7B contextual zoning would permit 3.0. The building is legally non-conforming as to bulk, which in practice means the apartments inside it are a fixed and unrepeatable supply on a block that will not add more.
The 1985 Schedule A covered 51 apartments across 5,542 shares, weighted toward the one- and two-bedroom layouts that interwar Brooklyn apartment houses were built to sell, plus a basement apartment and a superintendent's unit outside the offering. Department of Finance now records 56 residential units. The most likely explanations are unit reconfigurations and differences in what each source counts, but the number is not something to take on faith: have your attorney confirm the apartment's shares, its maintenance allocation, and any combination or subdivision approvals in the corporate record. The building carries both a passenger and a service elevator — a useful practical difference from smaller district co-ops when it comes to moves and deliveries.
Windows are the alteration item to watch. They were part of what the tenants negotiated for in 1986, and any replacement program at this address runs through the Landmarks Preservation Commission as well as the Department of Buildings.
Building operations
225 Lincoln Apts. Corp. has run the building since the June 1986 closing. The conversion budget projected a single, non-union superintendent with a rent-free apartment and free utilities, a leased coin laundry, and a first mortgage held by the Federal Home Loan Mortgage Corporation at 12.955 percent — a reminder of the rate environment every mid-1980s conversion was underwritten in. The corporation has since amended its plan more than two dozen times, and The Roebling Research Library holds financial statements running from the mid-1990s through the mid-2010s, which supports genuine trend work on maintenance growth, reserve behavior and assessment history.
Department of Finance records show a documented alteration on the property dated to 2020. Establish what that work was, how it was funded, and whether any assessment associated with it is still running — that is the first question to put to management, ahead of the routine ones about FISP/Local Law 11 façade cycles, roof, boiler and elevator modernization.
Day-to-day, the service model is modest and clearly written down: the rules separate repairs the corporation covers (leaky faucets, damaged windows, damaged apartment entrances) from repairs the shareholder covers (exposed plumbing and heating fixtures, appliances, water damage caused from above), and renovation work requires board approval, engineer review where anything structural is involved, insured contractors and a $500 good-faith deposit.
Recent sales
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 |
|---|---|---|
| Jun 6, 2024 | 3D | $680,000 |
| Apr 24, 2024 | 3G | $670,000 |
| Nov 29, 2023 | 6G | $805,000 |
| Jun 9, 2023 | 3E | $725,000 |
| Feb 14, 2023 | 3F | $995,000 |
| Dec 21, 2022 | 3C | $950,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01059-0055) 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
Get the flip tax rate in writing before you set your number. The rate has moved — $60 per share, then a percentage, then 4 percent, then 2.25 percent in 2001. It is a seller cost that shapes the negotiation, and it cannot be mortgaged.
Confirm the pet rule. No new dogs since January 21, 1988, and no birds. If a dog is part of your household, this is a threshold question, not a detail.
Resolve the unit count and your share allocation. The plan offered 51 apartments; Finance records 56. Have your attorney tie the specific apartment to the current share ledger and maintenance schedule.
Ask what the 2020 alteration was. There is a documented alteration on the property in that year. Find out the scope, the cost, the funding and whether any assessment is still running.
Read the sublet economics, not just the sublet right. Three of five years is generous, but the sublet payments — 20, 15 and 20 percent of the following year's maintenance — change the arithmetic of holding the apartment as a rental.
What to know if you’re selling
Name the architects and the style. The LPC's file credits Caughey & Evans and records the building as Federal. Most six-story Park Slope prewars go to market unattributed; this one does not have to.
Lead with the sublet policy. Three years out of five, on written terms, is a genuine differentiator against neighboring co-ops with one-year-in-five rules or none at all. It reaches buyers who need optionality.
Disclose the flip tax early and precisely. Sophisticated buyers price it into the offer either way; ambiguity about the rate costs more than the rate does.
Comp against the block and the district's six-story tier. The right set is Lincoln Place and the surrounding blocks between Seventh and Eighth Avenues from 2025 forward — not the Plaza Street towers and not the brownstone floor-throughs.
Comparable buildings
If you're considering 225 Lincoln Place, also evaluate:
- 209 Lincoln Place — the ten-story 1928 co-op a few doors west on the same block, with its own parking lot; the height-and-view alternative
- 235 Lincoln Place — 1937 co-op on the same block; the later interwar peer at smaller scale
- 220 Berkeley Place — the 1955 postwar co-op one block south; postwar plan logic and a stricter pet rule
- 140 8th Avenue — the 1936 Art Deco co-op at Carroll Street; the district's largest interwar apartment house
- 814 Carroll Street — 1950 co-op at similar scale a few blocks south, inside the same district
- 50 Plaza Street East — 1925 twelve-story co-op on Grand Army Plaza; the same decade at greater height
- 39 Plaza Street West — 1927 co-op on the Plaza, inside the 2016 Extension II; a useful contrast in district status
- 420 12th Street (Ansonia Court) — the Ansonia Clock Factory conversion in the 2012 Extension; the loft-character alternative in Park Slope
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