27 Prospect Park West
27 Prospect Park West, Brooklyn, NY 11215
BBL 3010720040 · BIN 3024968
- Year built
- 1928
- Type
- Cooperative
- Units
- 31
- Floors
- 15
- Landmark
- No
- Flip tax
- The corporation collects one — it appears as an income line in the 2002 trial balance on file. The rate and who pays it must come from the managing agent
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 27 Prospect Park West 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.
27 Prospect Park West is a fifteen-story tower on a lot about 50 feet wide, at the corner where Montgomery Place meets the park. It went up in 1928, one of the handful of tall prewar apartment buildings on an avenue of mansions and rowhouses. Historical accounts credit it to the developer Samuel Wander, who went on to build 9 Prospect Park West at President Street in 1928–29. On a lot this narrow, the tower was planned with just two apartments a floor. Which exposures each line gets — park, Montgomery Place, or both — should be confirmed from the floor plans for the specific apartment.
The cooperative is older than most on the avenue, and it was organized by the tenants themselves. In 1969 a committee of six tenants sponsored the conversion plan, and the new corporation bought the building from its owners for $560,000, closing in April 1970. At the time, 25 of the 29 apartments were rent-controlled. That makes it roughly a decade older than the sponsor-led conversions nearby at 86–88 Prospect Park West (1978), 9 Prospect Park West (1978–79) and 125 Prospect Park West (1984). There was no investor sponsor, so no block of sponsor-held rental apartments carried over from the conversion, and the corporation has been shareholder-run for over fifty years.
The building is outside the Park Slope Historic District, and the 1973 designation report says so directly: the district runs along this blockfront as far as 25 Prospect Park West, and the rest of the blockfront to the Montgomery Place corner is not included. Every rowhouse lot around it on Carroll Street and Montgomery Place is in. The same line was drawn around the other tall apartment lots on the avenue — 9, 35 and 40 Prospect Park West. The corporation manages its façade, windows and roof without Landmarks review, which matters for a tower that has needed regular masonry work, but the building itself has no Landmarks protection.
Architecture and unit composition
The 1969 plan describes a fireproof building of brick and stone, with a full cellar, street walls rising fifteen stories, then setting back for a penthouse and bulkheads. The main entrance is on Prospect Park West; the service yard opens onto Montgomery Place. The inspecting architect's report found the building "substantially built and well-planned," with well-proportioned rooms.
As offered, the second through fifteenth floors each had two apartments, paired either as seven rooms and three rooms or as six rooms and four rooms, with one or two baths. The penthouse held a single six-room duplex with substantial roof space and a terrace over the south and east walls. The ground floor held three doctors' offices; a superintendent's apartment was reserved on the sixth floor.
That layout has since changed. A first-floor medical office was converted to an apartment in 2001. Apartments 8A and 8B were combined in 2000, two apartments on the 13th floor in 2016, and 7A and 7B in 2021, with further combinations recorded in ACRIS as single transfers (14A/B). Department of Buildings filings in 2017 cover interior and exterior work on the penthouse and rooftop tower and an interior renovation on the 16th floor. The result is a building with full-floor apartments on some floors and the original two-apartment split on others — worth mapping before you compare prices.
Building operations
Underlying mortgage — the key date is December 1, 2029. Per the audited 2020 statements, the corporation refinanced in November 2019 with a $3.25 million first mortgage from a savings bank. The loan is interest-only at a rate just over 3 percent, with a ten-year term maturing December 1, 2029. Interest-only means no principal is being paid down, so the full $3.25 million will need to be refinanced or repaid at maturity, at whatever rates apply then. The corporation also has a $500,000 line of credit maturing on the same date, at a floating rate with a 5 percent floor; $65,000 was drawn at the end of 2020. Ask the managing agent for the current balance on the line and what the board plans for 2029.
Reserves and assessments. Cash reserves were under $150,000 at year-end 2020, and the corporation levied special assessments that year. The statements note that no reserve study has been done and that major repairs will be funded from reserves, assessments, the credit line or deferral. Ask for the latest statements, the current reserve balance and whether any assessment is in place.
Capital work. In 1997 the corporation carried out a full Local Law 10 façade program (the predecessor of today's Local Law 11 five-year exterior inspection): repointing the north façade, rebuilding the corners from the third floor up, resealing the terra-cotta and cleaning the façade, financed through a 1997 refinancing, per the board newsletter on file. Department of Buildings records show further façade restoration in 2003 and 2007, brick replacement and terra-cotta repair in 2012, domestic water riser replacements in 2016–17, and façade and roof repairs filed in 2019. Ask for the current Local Law 11 report.
Taxes. J-51 is a city program that reduces real estate taxes for qualifying renovation work. A 1991 abatement on $48,500 of work ran through 2001/02, and a 2000 abatement on $65,400 of work was used up in 2010/11. Neither is active, and there is no scheduled burn-off to plan for. The co-op abatement continues for apartments that are a shareholder's primary residence.
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers 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 |
|---|---|---|
| Jun 30, 2026 | 12B | $2,100,000 |
| Apr 12, 2024 | 6B | $725,000 |
| Feb 16, 2024 | 9B | $725,000 |
| Mar 1, 2022 | 4B | $1,800,000 |
| Dec 21, 2021 | 1A | $552,000 |
| Nov 29, 2021 | 14A/B | $3,950,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01072-0040) 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? Co-op closing costs typically run 2 to 3% 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 2029 refinancing. The mortgage is interest-only and matures December 1, 2029. If rates are higher then, the interest cost in the maintenance will rise. Ask the board how it plans to handle it.
Check reserves and assessments. Reserves were thin at the end of 2020 and the corporation assessed shareholders that year. Get the current numbers.
Ask for the policy stack. The corporation has a flip tax, and the board must consent to any share loan. Financing limits, subletting, pets and washer/dryer rules have to come from the managing agent.
Map your apartment's layout. With combinations on several floors, confirm the room count, share allocation and alteration history for the specific apartment.
What to know if you’re selling
Lead with the view and the floor. A park-facing apartment in a 1928 tower is the main selling point. Say which floor and which exposures first.
Have the finances ready. Buyers and their lenders will ask about the 2029 maturity. A clear answer from the board on the refinancing plan helps the deal.
Price by layout. Full-floor combinations, original seven- and six-room apartments and the smaller companion apartments are separate products. Use comparable sales from the same layout.
Comparable buildings
If you're considering 27 Prospect Park West, also evaluate:
- 9 Prospect Park West — the 1929 fifteen-story park-front co-op at President Street, credited to the same developer; also outside the district
- 35 Prospect Park West — Emery Roth's 1929 co-op at Garfield Place, with the avenue's largest apartments
- 40 Prospect Park West — the 1942 park-front co-op at Garfield Place; also excluded from the district
- 125 Prospect Park West — Harry Moore's 1916 six-story co-op at 8th Street, inside the district
- 86 Prospect Park West — the 1908–09 walk-up co-op at 4th Street, inside the district
- 1 Plaza Street West — Sugarman & Berger's sixteen-story 1927 co-op on Grand Army Plaza
- 39 Plaza Street West — Rosario Candela's 1926 Berkeley Plaza Apartments on Grand Army Plaza
- 90 Eighth Avenue — Sugarman & Berger's 1927 eleven-story co-op at President Street, inside the district
More Park Slope buildings
- 267–269 8th Street, 267 and 269 8th Street — 2003 condominium
- 267–273 1st Street — 2003 condominium
- 269 4th Avenue (Six Garfield), 269 Fourth Avenue — 2018 condominium
- 270 Fifth Street (The Milk Factory) — 1911 co-op
- 276 13th Street (5 One 5 Condominiums) — 2008 condominium
- 279 Prospect Avenue — 2004 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 27 Prospect Park West?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.