256 Putnam Avenue
256 Putnam Avenue, Brooklyn, NY 11216
Bedford-Stuyvesant, Brooklyn
BBL 3018277503 · BIN 3051862
- Year built
- 1899
- Type
- Condominium
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 256 Putnam Avenue 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.
256 Putnam Avenue is a three-story, three-unit row house that was enlarged to four stories and converted into a four-unit condominium. The offering plan totals $5,220,000, or $1.305 million per home on average.
Half the building has sold. ACRIS records two sponsor deeds in August 2025: unit 2 at $1,183,000 and unit 3 at $987,000. The other two homes, the garden duplex and the top-floor unit, were still listed in 2026 at asks that have come down repeatedly.
Architecture and residences
The alteration that created the condominium (job 321581472) was filed in June 2017 and approved that September, but was not fully permitted until February 2024. It called for horizontal and vertical enlargements adding about 2,475 square feet of floor area, taking the building from three stories and 29 feet to four stories and 38 feet, and from three units to four. The Department of Buildings records we read show the job permitted but not signed off. A condominium subdivision into lots 1201–1204 was filed in November 2024.
The Attorney General's record calls the plan new construction. Because the project enlarged an existing 1899 building, some of the original structure remains. Ask the sponsor which elements are original and what warranties the plan gives on each.
PLUTO gives about 4,220 square feet of building area on a 20-by-100-foot lot. Listing records describe unit 1 as a two-bedroom, two-bath garden duplex of about 1,686 square feet, and unit 4 as a penthouse of about 788 square feet with a roof terrace. Published common charges run from about $399 a month for unit 3 to $573–$899 for the larger homes; the range is too wide to rely on without the plan's budget.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240226), the plan was submitted July 30, 2024, accepted April 8, 2025 and declared effective May 9, 2025, with 256 Putnam Ave, LLC as sponsor. The total offering price is $5,220,000, unchanged in the database. The record shows one unit sold; ACRIS shows two. Amendments were not reviewed; the Attorney General's online record returned no data when we checked in October 2026.
Asking prices from listing records, 2025–2026:
| Unit | Layout | Size | Ask history | Latest $/sf | Status |
|---|---|---|---|---|---|
| 1 | 2 bed, 2 bath garden duplex with lower-level recreation room, backyard and front-yard entrance | ~1,686 sf | $1,545,000 → $1,475,000 → $1,449,000 → $1,249,000 (May 2026) → $1,199,000 (June 2026); one record shows $1,149,000 | $711 | Listed |
| 2 | 2 bed | Not confirmed | $1,250,000 | — | Sold $1,183,000 |
| 3 | Not confirmed | Not confirmed | $1,075,000 | — | Sold $987,000 |
| 4 | Penthouse with roof terrace | ~778–788 sf (records differ) | $1,225,000 (2025) → $1,149,000 → $1,075,000 | about $1,364–$1,382 | Listed |
Unit 1's ask has fallen about 22 percent from its first listing, to $1,199,000 in June 2026. A 2026 listing offered 12 months of common charges paid by the sponsor on contracts signed by a February deadline. The two closings came in 5 to 8 percent under their last asks. The sold prices plus the latest confirmed asks add up to about $4.44 million, 15 percent below the plan total (our arithmetic).
Recorded sales
ACRIS shows two sponsor deeds, both dated August 27, 2025:
- Unit 2: $1,183,000
- Unit 3: $987,000
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 |
|---|---|---|---|---|---|
| Aug 27, 2025 | 2 | 2 BR · 2 BA · 976 sf | $1,183,000 | $1,212/sf | -5.4% |
| Aug 27, 2025 | 3 | 2 BR · 1 BA · 778 sf | $987,000 | $1,269/sf | -8.2% |
Market read. Most recent trades (2025) cleared a median $1,241/sf (recorded) across 2 sales.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01827-7503; 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
Two homes left, and the sponsor has been cutting. Use the two closings and the ask history above. Ask for the current price schedule by amendment.
Certificate of occupancy. The alteration job shows no sign-off in the records we read. Ask what certificate of occupancy covers the four units and whether any work remains open.
Enlargement, not new construction. Ask for the plan's engineering report on the original structure, its foundation and its party walls.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% at $1 million and above. Both remaining homes are listed just above $1 million. Use the calculators below.
Four owners carry everything. Review the budget and the reserve with that in mind.
Comparable buildings
If you're considering 256 Putnam Avenue, also look at these Bedford-Stuyvesant and Clinton Hill condominiums:
- 770 Putnam Avenue — three-residence townhouse condominium enlarged and converted in 2016–17
- 56 Quincy Street — four-residence new construction with sponsor deeds of $1.86 to $2.21 million
- 393 Greene Avenue — five-residence condominium planned over a 1901 building
- 531 Classon Avenue — eight-residence new construction that sold out in 2024
- 102 Downing Street — six-residence Clinton Hill condominium at Putnam Avenue, plan submitted May 2026
More Bedford-Stuyvesant buildings
- 226 Clifton Place — 2017 condominium by Karl Fischer Architects
- 244 Franklin Avenue — condominium
- 253 Gates Avenue — condominium
- 259 Halsey Street — 2024 condominium
- 262 Skillman Street — 2006 condominium
- 28 Skillman Street — condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Bedford-Stuyvesant.
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 256 Putnam Avenue?
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646.939.7375 · c.cohen@compass.com