325 Clinton Avenue (Clinton Hill Apts. Owners Corp.)

The building occupies Block 1930, a lot of roughly 103 by 180 feet, with a building footprint about 63 by 157 feet and approximately 138,474 square feet of residential floor area over 112 apartments. Dividing that administrative residential area by the unit count does not measure apartment interiors or establish a size ranking against the four-building South Campus block. Compare individual plans; the designation report’s officers’ housing history is a separate fact.

The construction is the complex standard: Type I fireproof reinforced-concrete flat-plate frame, face brick, painted steel casements on slate slip sills, floor-to-floor heights of roughly 8 feet 10 inches. Apartments run off a central corridor served by two passenger elevators and a scissor-stair pair, with a compactor chute — originally an incinerator — between the elevators. Interiors were delivered with wood parquet floors, plaster walls and ceilings, wood cabinetry, gas ranges and tiled bathrooms; lobbies and first-floor corridors are terrazzo with stenciled plaster. The share schedule concentrates in 2½-, 3½- and 4½-room apartments, with larger lines dispersed through the upper floors; a representative apartment here carries 109 shares.

Two physical facts about this address deserve attention in diligence. The first is the floor count: Department of Finance records and management both say fourteen stories, while the LPC's designation report says eleven. The second is the windows. Management's October 2020 building information sheet records that new windows were then being installed and had already been paid for out of reserves, with shareholders responsible for subsequent repairs. Because this building sits inside the historic district, any further window or exterior work goes through Landmarks — the opposite of the position at the North Campus.

Heat and gas are included in maintenance; electricity is separately metered and billed as a line on the monthly maintenance statement, so an incoming shareholder does not open utility accounts. The corporation runs a professional operation across both campuses — live-in superintendent and porter, perimeter video security, on-site laundry, two rentable community rooms, and waitlisted parking and bicycle rooms priced at $241 monthly and $240 annually respectively. Private storage is contracted to an outside vendor and billed directly.

The financial picture management disclosed in October 2020 is a strong one for a building of this vintage. The reserve fund stood at $6,091,503. Owner-occupancy was 79.85 percent — 975 apartments. The sponsor group held 199 apartments, 16.30 percent, all rent-stabilized, and no single entity owned more than 10 percent of the shares. Maintenance had increased 2 percent in June 2020, and management noted an annual cooperative assessment that normally falls in June. The last Local Law 11 inspection was recorded as first-quarter 2020. Maintenance ran at approximately $8.417 per share per month as of February 1, 2020 per the plan's twenty-fourth amendment.

The mortgage is the live question, and the documents do not agree. The offering plan records a GMAC first mortgage closing March 31, 1997 with a $4,336,600 repair escrow for asbestos abatement, paving, repointing and masonry, boiler repairs, roof work, elevator renovation and replacement, Local Law 10 work and electrical wiring and metering, and the audited statements for the year ending March 31, 1999 record that mortgage maturing April 1, 2027. Management's October 2020 building information sheet instead describes a blanket mortgage at 4.71 percent fixed, expiring March 2021, with payments of $127,213.56, and records the proprietary lease running to September 30, 2084. Those two descriptions cannot both be current, which means the corporation refinanced at least once between 1999 and 2020 and has almost certainly done so again since. A 2026 buyer should not rely on either figure: ask management for the current mortgage balance, rate, maturity and refinancing plan in writing, and run it through carrying-cost analysis before signing.

Management also recorded a J-51 abatement running to 2022, in an amount set annually by the Department of Finance rather than fixed, alongside STAR and the co-op/condo real-estate-tax abatement. On that timetable the J-51 is now exhausted, and the current tax line — not the historical one — is what belongs in a buyer's underwriting.

Purchaser review: Full cooperative board approval, with a purchase application and interview.

Financing: Up to 90 percent financing permitted per management's 2020 building information sheet. No purchaser capital or reserve contribution at closing.

Flip tax: 5 percent of the purchase price, paid by the seller, per the same sheet. This is a material change from the plan's 2000 position and is the single most consequential number for a seller here.

Pied-à-terre: Permitted. Parents may buy for a child and may co-purchase.

Subletting: Board resolution, or written consent or vote of holders of at least 66⅔ percent of outstanding shares, with conditions the board may impose; only resident shareholder-directors vote on sublet consent. Management maintains a separate written sublet policy — request it.

Pets: The 2018 house rules require the board's express written permission, revocable, with dogs carried or leashed in common areas and relief on cooperative property prohibited. Management's 2020 sheet records no restrictions and no fees. Confirm which governs before you buy on the strength of a dog.

Smoking: Permitted only inside apartments purchased before June 9, 2014. Every apartment sold after that date is smoke-free, and smoking is prohibited in all indoor common areas, in courtyards, on terraces and roofs, in parking areas, and within 25 feet of building doors.

Washer/dryer: Prohibited in apartments.

Insurance: Shareholders must carry comprehensive liability and property damage coverage of at least $500,000, with the board able to require up to $1,000,000.

Alterations and exterior work: Structural, plumbing and electrical alterations require board consent; because the building sits inside the Clinton Hill Historic District, exterior and window work also requires LPC approval.

Showings: Management records that apartments must be shown by appointment — open houses are restricted.

Recent sales

Recent transfers 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 (2026 to date) cleared a median $1,118/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount -1.1% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01930-0001). 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 on co-ops is not officially recorded, figures shown are approximate.

You can finance 90 percent here. Management's building information sheet records a 90 percent maximum and no capital contribution at closing. For a large prewar-vintage cooperative that is unusually accommodating, and it materially changes what you can buy.

Get the current mortgage in writing. The plan documents record a 1997 GMAC first mortgage maturing April 1, 2027; management's 2020 sheet describes a blanket mortgage at 4.71 percent expiring March 2021. Those descriptions do not reconcile. Ask for the current balance, rate and maturity, and for the board's refinancing plan.

You are inside the historic district. Designated November 10, 1981, the Clinton Hill Historic District takes in this building. Window replacement and exterior alteration go through Landmarks — a scheduling and budget fact, not a formality.

The rulebook still has teeth in places. Washers and dryers are prohibited, apartments sold today are smoke-free, and sublet consent requires a board resolution or a two-thirds shareholder vote. Pied-à-terre use, by contrast, is permitted.

Ask about the tax line. Management recorded a J-51 running to 2022. That runway is behind us; underwrite the current bill, not the abated one.

Sell the corner. This is the only Clinton Hill Co-ops building standing alone on its own block. Two exposed elevations, mansion-row frontage and a subway entrance at the corner are things the superblock buildings cannot claim.

Lead with the officers' quarters. The LPC designation report states plainly that the north complex housed enlisted men and the south complex was primarily for officers. Preserve that documented historic use without treating it as proof of current room sizes or claiming other listings do not mention it.

Model the flip tax first. Five percent of the purchase price comes out of your side. Price and negotiate with that in the sheet from day one.

Name the architects and the district. Harrison, Fouilhoux & Abramovitz, inside a historic district designated in 1981, on the Clinton Avenue mansion row — three credentials most large Brooklyn co-op listings cannot write.

Market the financing. Ninety percent financing and no closing capital contribution widen your buyer pool. Say so in the first paragraph.

If you're considering 325 Clinton Avenue, also evaluate:

• 345 Clinton Avenue (Clinton Hill Co-ops, South Campus) — the same cooperative, across Lafayette Avenue, and the building that carries the South Campus plant
• 185 Clinton Avenue (Clinton Hill Co-ops, North Campus) — the same cooperative north of the district line, where no Landmarks review applies
• 360 Clinton Avenue — the 1920s neo-Colonial through-block co-op a block south, also inside the district
• 185 Hall Street (Willoughby Walk) — the 1950s urban-renewal co-op tower at the Pratt campus, with balconies and a different rulebook
• 195 Willoughby Avenue (Willoughby Walk) — Willoughby Walk's second tower
• 372 DeKalb Avenue (Clinton Mews) — the Pratt-block loft conversion, for buyers who want in-unit laundry and a smaller corporation
• 122 Ashland Place — large Fort Greene cooperative at the Cultural District edge
• 191 Willoughby Street — Fort Greene co-op at comparable scale
• 135 Eastern Parkway (Turner Towers) — prewar Prospect Heights cooperative peer