269 4th Avenue (Six Garfield)

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.

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.

The serviced common area and 33-owner structure are inputs to the budget. They do not establish a higher common charge per square foot than a larger building; compare actual budgets, allocations and apartment charges. 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.

Ownership form: Condominium. Transfers close through a right of first refusal rather than a board interview.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules, including any minimum lease term and any short-term-rental prohibition.

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.

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.

Market read. Most recent trades (2025) cleared a median $1,376/sf (recorded) across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00964-7508; 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.

Confirm which building you are buying. Three separate condominiums sit on this block with confusable names and addresses: this one at 269 Fourth Avenue, a separately declared condominium in the 1930 building at 6 Garfield Place (lot 7510; its sponsor shares this building's principal), and 251 First Street on lot 7505. Verify by block and lot, not by name.

Underwrite taxes from the current bill. The assessment roll shows no 421-a or other exemption; check the apartment's tax bill for any abatement. This is the assumption most likely to be wrong in a buyer's spreadsheet.

Do not read the 2018 build date as delivery. The building was declared as a condominium in 2021, received its initial certificate of occupancy and closed its first units in October 2022, and received its final certificate that December. Warranty periods and construction-defect windows depend on the applicable contract, plan and law; a building-age comparison should identify the construction and occupancy milestones separately.

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.

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. Compare those features with the specific competing apartments and their floor plans.

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.

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