269 4th Avenue (Six Garfield)
269 Fourth Avenue, Brooklyn, NY 11215
BBL 3009647508 · BIN 3426694
- Year built
- 2018
- Type
- Condominium
- Units
- 33
- Floors
- 12
- Landmark
- No
Every recorded sale at this building, 2022–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,641
- Listing discount
- 0.0%
- Recorded sales
- 44
- On record
- 2022–2026
Fourth Avenue was rezoned in 2003 to carry the density the brownstone blocks could not, and for the first decade what it produced was mostly unloved: fast masonry-and-panel slabs built to the envelope, with retail bases that took years to fill. Six Garfield belongs to the second wave. It was filed in late 2014, demolished a one-story taxpayer to make room, and delivered a twelve-story building with a designed façade, a real amenity program and a unit mix that runs up to four bedrooms — a configuration the avenue's first cycle almost never offered.
The design is the building's most legible argument. A warm grey custom brick carries the mass, and a cantilevered metal projection breaks the corner at Garfield Place. Published architectural records describe the intent as a hinge between two neighborhoods: Park Slope's masonry rowhouses to the east, Gowanus's industrial fabric to the west. Whether or not the gesture persuades, it is a considered elevation on a corridor where considered elevations are scarce, and it is a large part of why the building prices above the avenue's older stock.
The timeline is the second thing worth understanding, because the public record is misleading about it. PLUTO dates the building to 2018. The tax roll shows the land still assessed as vacant into fiscal 2019, the condominium was not declared until February 2021, and the first deeds were not recorded until October 2022 — with the new-building job signed off two months after that. In practice this is a 2022 delivery that spent several years finishing, and its financial and construction history should be read on that timeline rather than the PLUTO one.
The third fact is the one that reshapes the monthly number: Six Garfield has no tax abatement. A twelve-story Brooklyn condominium delivered in 2022 is exactly the profile that usually carries 421-a — that is the assumption most buyers arrive with, and it is wrong here. There is no exemption on any unit lot on any published roll, and there is no pending benefit. The taxes a buyer sees today are the taxes the building has always paid.
Architecture and unit composition
The lot is a corner parcel of roughly 4,840 square feet with an irregular shape, carrying about 38,300 square feet of building, of which roughly 1,350 square feet is ground-floor retail. Twelve stories on that footprint means small floor plates and relatively few residences per floor — the plan is closer to a boutique building's than to the hundred-unit slabs elsewhere on the avenue.
The 33 residences run from one to four bedrooms. Ceiling heights of about nine feet one inch and triple-paned thermal windows are the specification details that matter most in practice: Fourth Avenue is a wide, bus-carrying arterial with an elevated stretch of the F and G nearby, and acoustic performance is the difference between a pleasant apartment and a compromised one on the avenue-facing lines. Test the windows at rush hour, not midday, and pay particular attention to the corner units where two exposures meet the avenue.
The commercial unit at the base is a separate condominium unit, separately owned, and it is a real variable for residential buyers: what occupies it determines the sidewalk condition, the loading pattern and, in some cases, the noise and odor profile that reaches the lower residential floors. Ask what the current use is and what the condominium documents permit.
Building operations
The amenity program is unusually deep for 33 residences: fitness center, children's playroom, a sky-lit atrium library lounge, an indoor/outdoor residents' lounge, a landscaped roof terrace with dining and grilling stations, package room, stroller room, bicycle storage and a pet spa. Lobby coverage combines a part-time doorman with a virtual system rather than a full-time staffed desk.
That ratio is favorable to use and unfavorable to fund. A large serviced common area divided across 33 owners produces a higher common charge per square foot than a comparable apartment in a larger building with the same amenities. Evaluate the charge against the operating budget and the specific unit's square footage rather than against the amenity list. The building is young enough that its expense and reserve baselines are still settling, and a buyer should ask for the current budget, the reserve position, any assessment history, and the status of the sponsor's remaining inventory before contract.
Policy framework
Ownership form: Condominium. Transfers close through a right of first refusal rather than a board interview, producing shorter and more predictable timelines than a Brooklyn cooperative.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Confirm any minimum lease term and any short-term-rental prohibition in the house rules.
Pets: Contemplated by the amenity program; confirm the operative weight and breed rules with the managing agent.
Flip tax: Not documented in public records. Confirm any board-imposed resale contribution before pricing a sale.
Real estate taxes: No exemption of any kind, on any unit lot, on any published roll. Underwrite the current bill for the specific unit and run True Monthly Carrying Cost analysis against it rather than against an abated comparable.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $22,247/yr
- Per unit / month range
- $0 – $56
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
The first deeds were recorded in October 2022 and the initial sellout ran heavily through the end of that year, with a further tranche in 2023 and a small number of transfers in 2025. As of the fiscal 2027 assessment roll, two residential unit lots are still carried in the sponsor's name and the ground-floor retail unit is separately held — so the building is now overwhelmingly a resale market with a small sponsor remainder rather than a live new-development offering.
Comparables should be drawn from the newer, designed Fourth Avenue and Gowanus condominium inventory rather than from Park Slope's brownstone-block cooperatives, whose pricing, financing and holding costs are structurally different. Within that set, the absence of an abatement is the single largest adjustment to make: a residence here and an abated residence elsewhere on the corridor at the same asking price do not carry the same monthly cost, and the gap is not small. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Apr 6, 2026 | 405Sponsor Sale | 3 BR · 2.5 BA · 1,600 sf | $2,625,000 | $1,641/sf | -4.5% |
| Nov 14, 2025 | 403 | 2 BR · 1 BA · 945 sf | $1,300,000 | $1,376/sf | -6.8% |
| Nov 3, 2025 | 206Sponsor Sale | 1 BR · 1 BA · 718 sf | $960,000 | $1,337/sf | -3.8% |
| Jul 15, 2025 | 207Sponsor Sale | 2 BR · 2.5 BA · 1,589 sf | $2,090,000 | $1,315/sf | -5.0% |
| May 12, 2025 | 205Sponsor Sale | 3 BR · 2 BA · 1,225 sf | $1,995,000 | $1,629/sf | +0.0% |
| May 2, 2025 | 406 | 2 BR · 2 BA · 1,103 sf | $1,829,100 | $1,658/sf | -6.2% |
| Feb 25, 2025 | 306 | 1 BR · 1 BA · 718 sf | $1,080,000 | $1,504/sf | -1.4% |
| Dec 23, 2024 | 407Sponsor Sale | 3 BR · 2 BA · 1,269 sf | $2,180,000 | $1,718/sf | +0.0% |
Market read. Most recent trades (2026) cleared a median $1,641/sf across 1 sale. Median listing discount 0.0% from the last ask.
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 3-00964-7508) 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; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
Confirm which building you are buying. Three separate condominiums sit on this block with confusable names and addresses: this one at 269 Fourth Avenue, an older and unrelated condominium at 6 Garfield Place, and 251 First Street on lot 7505. Verify by block and lot, not by name.
Underwrite full taxes from day one. There is no 421-a and no other benefit. This is the assumption most likely to be wrong in a buyer's spreadsheet.
Ignore the 2018 build date. The building was declared as a condominium in 2021, closed its first units in October 2022 and was signed off that December. Warranty periods, construction-defect windows and building-age comparisons should run from the real dates.
Read the retail unit. The ground-floor commercial condominium is separately owned. Its permitted uses and current tenancy affect the lower floors directly.
Deep amenities, small denominator. Thirty-three owners fund a large common-area program. Read the budget and the reserve position before you price the monthly.
What to know if you’re selling
Lead with the design and the mix. A considered façade and layouts running to four bedrooms are what separate this building from the older Fourth Avenue stock. Those are arguments the competing inventory cannot make.
Handle the tax question first. Sophisticated buyers will find the absence of an abatement themselves. Presenting the full unabated number up front, paired with True Monthly Carrying Cost analysis, produces better outcomes than letting it emerge in diligence.
Same-building comparables are thin. With 33 residences and a sellout concentrated into a few months of 2022, pricing depends on line- and floor-specific analysis rather than a building average.
Comparable buildings
If you're considering Six Garfield, also evaluate:
- 243 4th Avenue (Parlour) — boutique Fourth Avenue condominium a block north; the closest peer by scale and corridor
- 343 4th Avenue (Novo) — the first large condominium built after the 2003 Fourth Avenue rezoning; the older, larger, abated contrast
- 251 7th Street (The Argyle) — Park Slope condominium off the avenue; the interior-block alternative
- 229 9th Street (Luna) — Gowanus-edge condominium; similar buyer, different corner of the same market
- Timber House (670 Union Street) — mass-timber Gowanus condominium; the design-led alternative at a higher price tier
- 11 Hoyt Street — 2020 Downtown Brooklyn new development; the full-amenity, large-building comparison
- 550 Vanderbilt Avenue — Prospect Heights condominium at Pacific Park; the design-led new-development benchmark
- 220 Berkeley Place — 1955 cooperative inside the historic district; the co-op alternative with entirely different policy and financing rules
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.
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