267–269 8th Street
267 and 269 8th Street, Brooklyn, NY 11215
BBL 3009987503 · BIN 3388220
- Year built
- 2003
- Type
- Condominium
- Units
- 16
- Floors
- 53
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 267–269 8th 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 two-building condominium that reads as one small house. Park Slope Condominiums, LLC assembled three lots on 8th Street between Fourth and Fifth Avenues, cleared them in 2003–04, filed two matching new-building applications, and put up a pair of four-story buildings of eight apartments each. Both sit under one declaration, one board and one budget. On title they carry two addresses; in the market they trade as one building.
The sponsor sold out in 2007. ACRIS shows all 16 unit lots conveying from the sponsor to separate buyers between February and September 2007, and every later transfer runs between unrelated private parties. No sponsor inventory remains, and the regime has no rental wrapper.
The carrying-cost fact is the tax exemption. Every unit lot carries DOF code 5114, a 25-year no-cap 421-a, with a 2009 benefit start. On the 2026/27 roll it still covers the whole assessed value above a small pre-construction base, so a 2026 buyer has several full-benefit years left and a full tax bill that can be dated.
Architecture and unit composition
Each building stacks four apartments per side on a narrow midblock lot, and the offering plan gives each floor a different kind of outdoor or bonus space:
- 1L and 1R are duplexes. Each has cellar space designated recreation space, which the plan says may not be used as a bedroom, plus front and rear areaways and a share of the rear yard
- 2L and 2R have balconies and the remaining rear-yard sections. The plan divides each building's yard into four limited-common-element sections for the first- and second-floor units
- 3L and 3R have balconies
- 4L and 4R have attic space and exclusive use of the roof terraces. Listing records describe the top units as duplexes with double-height living rooms
Owners maintain their own yard sections. The condominium repairs roof and terrace wear. The plan budgets a gas-fired boiler for heat and a gas water heater for hot water, and it anticipates a gas dryer in each unit. The plan on file describes no passenger elevator. One listing record says the building has one, so confirm on a showing. The zoning in the 2003 DOB filing was R6; the midblock is mapped R6B today.
Building operations
The 421-a schedule — work it out before pricing. DOF has every unit lot on code 5114, "421A 25 YR NO CAP," with a 25-year term and a 2009 start. 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. Confirm it against the current tax bill and the HPD certificate of eligibility.
The offering plan said something different. The 2005 plan projected a 15-year benefit (11 full years, then four step-downs), which from 2009 would have ended by 2024. DOF still shows the full exemption in 2026/27, so the operative benefit is longer. Listing records put the end at 2031, which matches neither. We rely on DOF; raise the discrepancy with condominium counsel.
No regulatory agreement found. ACRIS indexes no regulatory agreement or declaration of restrictions against the unit lots or the predecessor lots. Ask what eligibility the 25-year term rests on and whether any continuing obligation runs with it.
Management. The original budget carried no managing-agent fee and no staff. It anticipated the board would decide whether to hire an agent. Listing records now describe the building as professionally managed, with heat, hot water and cooking gas included in common charges. There is no doorman or superintendent on the documents reviewed. The declaration was amended in 2006, 2007 and 2018. An easement with a neighboring owner was recorded in 2006; condominium counsel can say what it covers.
Policy framework
- Leasing: The plan lets an owner lease a unit to anyone without restriction, subject to the board's right of first refusal. Only whole units may be leased, and transient tenants are prohibited (offering plan)
- Floors: The plan requires rugs or equivalent sound-deadening material on floors outside kitchens, bathrooms, closets and foyers
- Cellar and attic use: Cellar recreation space in the 1L and 1R units may not be used as bedroom space. A violation posted against the building is the stated risk
- Pets, flip tax, move-in fees: Not documented in the materials on file; confirm with the managing agent
Recent sales
267–269 8th Street trades as an abated, mid-2000s Park Slope condominium in the Fourth-to-Fifth Avenue midblocks. Benchmark it on a dollars-per-square-foot basis against the other small ground-up condominiums between Fourth and Fifth Avenues, then adjust for three things: which stack the unit is in, which outdoor space it has (yard, balcony or roof terrace), and how many full-benefit tax years remain at the date of sale. The duplexes at each end of the stack, garden and penthouse, are the building's distinct product and price separately from the flats. Turnover is steady but thin on a 16-unit base, so any single print carries weight. 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 |
|---|---|---|
| May 19, 2026 | 4L | $1,760,000 |
| Jul 17, 2025 | 4R | $1,725,000 |
| Jun 7, 2024 | 2R | $1,590,000 |
| Mar 25, 2022 | 4L | $1,653,400 |
| Jul 12, 2021 | 3L | $1,150,000 |
| Jun 27, 2018 | 1R | $1,750,000 |
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 3-00998-7503) 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
Underwrite the full tax bill now. The exemption is full today. Model the four phase-out years from 2029/30 and the full bill from 2033/34, and have your attorney pull the DOF exemption record rather than relying on a listing's end date.
Read the limited-common-element allocations. Yard sections, balconies, attic space and roof terraces are assigned by unit in the declaration. What comes with a unit, and who maintains it, is set there.
Treat the cellar space as recreation space. The plan says plainly it is not legal bedroom space. Price it as such.
Confirm the elevator question, the managing agent, and the reserve position. The original plan is thin on operations. The current budget, reserve balance and any assessment history must come from the managing agent.
Comparable buildings
If you're considering 267–269 8th Street, also evaluate:
- 267–273 1st Street — nine-residence 2010 condominium between Fourth and Fifth Avenues, on the same 25-year 421-a code
- 251 1st Street — 44-residence terraced condominium at Fourth Avenue; the larger, elevator alternative
- 243 4th Avenue (Parlour) — nineteen-residence Fourth Avenue condominium at similar scale
- 309 2nd Street (The Heritage) — 21-residence condominium with a 25-year 421-a, roof terraces and garden duplexes
- 162 16th Street (The Vue) — South Slope condominium on the same 2009-start, 25-year exemption
- 205 12th Street — six-unit 2019 condominium with rear yards, balconies and roof terraces; the unabated comparison
More Park Slope buildings
- 240 8th Street — 1898 co-op
- 243 4th Avenue (Parlour), 243 Fourth Avenue — 2018 condominium
- 251 1st Street — 2015 condominium by Isaac & Stern Architects
- 267–273 1st Street — 2003 condominium
- 269 4th Avenue (Six Garfield), 269 Fourth Avenue — 2018 condominium
- 27 Prospect Park West — 1928 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.
Considering a move at 267–269 8th Street?
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