267–273 1st Street
267–273 1st Street, Brooklyn, NY 11215
BBL 3009647503 · BIN 3345664
- Year built
- 2003
- Type
- Condominium
- Units
- 9
- Floors
- 5
- Landmark
- No
- Amenities
- Elevator; sprinkler system; common laundry room; storage rooms; private outdoor space per listing records
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 267–273 1st Street 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.
This is a nine-apartment elevator condominium on a Park Slope side street. It packs an elevator, a sprinkler system and a parking-space unit into a five-story building on a lot of about 5,400 square feet.
It took seven years to deliver. The sponsor filed plans in 2003, the offering plan is dated January 2005, full permits came in 2006, and the certificate of occupancy and first closing came in the first quarter of 2010. By the seventh amendment, seven units had closed, the last two were under contract, and the sponsor reported that no units were rented. ACRIS confirms each of the nine residential lots conveyed to a separate buyer in 2010, and resales since run between unrelated parties. No sponsor inventory remains.
Two facts dominate a purchase here. The first is the tax exemption: DOF carries every unit lot on a 25-year 421-a that is still at full benefit. The second is the capital record. In 2021 the condominium spent $300,000 on capital repairs and funded almost all of it with a special assessment on nine owners. Both belong in any buyer's model.
Architecture and unit composition
The DOB application describes a five-story, nine-dwelling-unit residential building 55 feet tall. The condominium declaration, recorded in February 2010, creates nine residential units numbered 1 through 9 and a tenth unit indexed in ACRIS as a parking space. That parking unit conveyed with Unit 5 at the first sale in 2010 and again on resale in 2024. Listing records describe seven parking spaces in the cellar and rear yard. Only one is a separate tax lot, so the status of the others has to be read in the declaration.
Listing records describe one- to three-bedroom-plus layouts, each with private outdoor space: decks, patios or balconies. The house rules provide for a common laundry room and common storage rooms and bar owners from the roof. The site is mapped R6B today; the 2003 DOB filing lists R6.
Building operations
The 421-a schedule. Every unit lot, including the parking unit, carries DOF code 5114, "421A 25 YR NO CAP," with a 25-year term and a 2009 start. The seventh amendment confirms the benefit was in effect when the tax lots were apportioned for 2010/11. Under the statute's 25-year schedule, the exemption stays at 100 percent for 21 years, then drops 20 points a year for four years. Read against DOF's start year, the full exemption runs through 2028/29, the phase-out runs 2029/30 through 2032/33, and full taxes begin with 2033/34. That is our reading of the statute against the DOF record, not a DOF-published schedule. Listing records say "tax abatement in place until 2033," which matches. ACRIS indexes no regulatory agreement against the unit lots or the former lot.
Capital record and reserves. The 2021 financial statements on file show $300,000 of capital repairs, funded by special assessments of about $293,000. The statements do not say what the work was, and the managing agent should. The reserve fund stood at about $108,000 at December 31, 2021, up from about $57,000 a year earlier after an operating-to-reserve transfer. The operating fund ended 2021 in deficit. Recurring costs include elevator service, sprinkler maintenance, insurance, water and sewer, landscaping and a management fee. The statements are compiled, not audited, and omit the standard disclosures, including information on future major repairs. Ask for the current budget and anything issued after 2021.
Governance. The board is owner-controlled; the sponsor has sold out. A November 2022 amendment to the by-laws, approved by more than two-thirds of owners, lets the board levy fines of up to $250 per incident or per day for rule violations. It also makes an owner who sues the board or the condominium and loses liable for the board's legal fees. Both charges are collectible as common charges.
Policy framework
- Pets: No animal without the board's express written permission, revocable at the board's discretion; animals leashed or carried in common areas (house rules)
- Floors: At least 80 percent of floor area outside kitchens, pantries, baths, closets and foyers covered with rugs or equivalent sound-deadening material unless the board authorizes otherwise
- Renovation hours: Weekdays 8:00 a.m. to 5:00 p.m., excluding legal holidays
- Roof: No owner access
- Fines and fee-shifting: Per the 2022 by-law amendment above
- Leasing, right of first refusal, move-in fees: Not documented in the materials reviewed; confirm with the managing agent
Recent sales
267–273 1st Street trades as a boutique, abated elevator condominium on a Park Slope side street, and it prices on dollars per square foot against the small ground-up buildings between Fourth and Fifth Avenues. Three adjustments matter: private outdoor space, access to the parking unit or a parking space, and the full-benefit tax years left at the date of sale. With nine residences, turnover comes a few sales at a time, and several resales since 2023 have reset the building's comparables. 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 closings 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 |
|---|---|---|
| Nov 8, 2024 | 5 | $1,900,000 |
| Sep 23, 2024 | 6 | $1,720,000 |
| Jul 24, 2024 | 7 | $1,850,000 |
| Nov 16, 2023 | 9 | $1,950,000 |
| May 22, 2023 | 6 | $1,825,000 |
| Aug 3, 2017 | 8 | $1,300,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00964-7503) 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? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Get the capital story. Ask what the 2021 work was, whether it is complete, and whether any further assessment is planned or under discussion. In a nine-unit building, one project lands hard on each owner.
Model the tax phase-out. Full benefit today, four step-up years from 2029/30, full taxes from 2033/34. Have your attorney pull the DOF exemption record.
Pin down parking in writing. If a space is part of the deal, confirm whether it is the separately deeded parking unit or a limited common element, and what the declaration says about it.
Read the 2022 amendment. The fine and fee-shifting provisions are enforceable as common charges.
What to know if you’re selling
Lead with the elevator and the tax years. An elevator in a nine-unit side-street building, plus several years of full 421-a benefit remaining, separates this from walk-up peers and from newer, unabated product.
Have the capital file ready. Buyers' attorneys will ask about the 2021 assessment. A clean summary from the managing agent of the work done and the current reserve shortens diligence.
Comparable buildings
If you're considering 267–273 1st Street, also evaluate:
- 251 1st Street — 44-residence terraced condominium at the Fourth Avenue corner of the same block
- 269 4th Avenue (Six Garfield) — 33-residence condominium on the same block, with no abatement
- 267–269 8th Street — 16-residence two-building condominium between Fourth and Fifth Avenues on the same 25-year 421-a code
- 309 2nd Street (The Heritage) — 21-residence condominium nearby with a 25-year 421-a
- 243 4th Avenue (Parlour) — nineteen-residence Fourth Avenue condominium nearby
- 560 Carroll Street — 44-residence condominium at Fourth Avenue with a 25-year 421-a and a capital-assessment history
- 205 12th Street — six-unit 2019 condominium; the unabated, small-building comparison
More Park Slope buildings
- 243 4th Avenue (Parlour), 243 Fourth Avenue — 2018 condominium
- 251 1st Street — 2015 condominium by Isaac & Stern Architects
- 267–269 8th Street, 267 and 269 8th Street — 2003 condominium
- 269 4th Avenue (Six Garfield), 269 Fourth Avenue — 2018 condominium
- 27 Prospect Park West — 1928 co-op
- 270 Fifth Street (The Milk Factory) — 1911 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
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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