345 Carroll Street
345 Carroll Street, Brooklyn, NY 11231
Carroll Gardens, Brooklyn
BBL 3004447503 · BIN 3424155
- Year built
- 2015
- Type
- Condominium
- Units
- 32
- Floors
- 4
- Landmark
- No
The deep front gardens that give Carroll Gardens its name come from Richard Butts's 1846 platting, and they stop at Hoyt Street. The Landmarks Preservation Commission drew the 1973 historic district around exactly that: Carroll and President Streets between Smith and Hoyt, the blocks where the courtyards are mapped. Cross Hoyt going east and the platting changes, the courtyards end, and the row houses on the Carroll Street blockfront run to the sidewalk. 345 Carroll Street sits on that first block outside the line, at the Bond Street end, a block short of the Gowanus Canal and the 1889 Carroll Street Bridge.
That position is the building's whole story, in both directions. It buys a Carroll Gardens address, an F and G station two blocks west and Smith Street three blocks west, at a distance from the district blocks that shows up in the price. It also puts the building at the edge of Gowanus — a neighborhood with a federal Superfund cleanup underway on the canal and a 2021 rezoning that is producing far taller buildings within sight of the property. Neither of those is a reason to avoid the address; both are things a buyer should look at with their own eyes before making an offer, and neither is going to be raised by anyone else in the transaction.
The building itself is a direct product of R6B contextual zoning. Four stories, 217 feet of frontage, about 55 feet deep, roughly 61,200 square feet on a lot of nearly 27,000. Long and low is what the district permits, and it produces a building with an unusual amount of ground for its floor count — which is where the landscaping, the cabanas and the surface arrangement come from. A four-story building with an elevator and a superintendent, holding 32 apartments across most of a blockfront, is a specific product, and it has more in common with a low-rise complex than with a tower.
The unit composition is the second thing to know, and it is unusual enough to be worth stating precisely. The condominium's own audited financials describe 32 residential units, 23 parking units, 2 cabana units and 26 storage units. Parking, storage and cabanas are not licences or appurtenances here. They are separately deeded condominium units with their own tax lots, bought and sold on their own. As recently as 2020–21 the sponsor was still marketing unsold storage lockers of 42 to 48 square feet at $25,000 to $30,000 apiece. For a buyer, that structure means two things: what conveys with an apartment must be confirmed unit by unit, and it is possible to add parking or storage later — a flexibility that most Brooklyn condominiums with assigned spaces do not offer.
One operating fact from the building's own audited statements belongs in the diligence file rather than in a footnote. In the fiscal year ended October 31, 2019 the condominium ran an operating loss and finished the year with negative members' equity; the sponsor advanced $40,000 during the year to fund operating shortfalls, of which $22,000 was still outstanding at year end. The auditors also noted that the condominium had not presented a study of future major repairs and replacements, and that its governing documents do not require reserve accumulation. That is a 2019 picture and seven years is a long time in a young building's life. It is nonetheless exactly the history that makes three years of current financial statements and a look at the reserve position non-negotiable here.
Architecture and unit composition
Four stories on a 26,743-square-foot lot, with about 57,200 square feet of residential area and roughly 3,950 square feet of commercial area on the tax roll. The residential lines run from garden-level units through second-, third- and fourth-floor apartments to a lettered penthouse tier, and the public land records show garden units, cabanas, parking spaces numbered into the twenties and a substantial storage inventory alongside the apartments.
The building's length is its defining plan characteristic. At 217 feet of frontage and roughly 55 feet of depth, apartments are wide and shallow rather than deep and narrow, and the difference in light between a street-facing and a rear-facing unit is a function of the courtyard arrangement rather than of a light well. Visit the specific apartment and look at what it faces.
Because the property sits outside the Carroll Gardens Historic District, exterior work here requires board approval and Department of Buildings permits and nothing more. On the district blocks three streets west, the same window replacement would go through the Landmarks Preservation Commission. That is a real difference in cost and calendar, and one of the few advantages an off-district address carries in this neighborhood.
Building operations
The condominium's own budget describes a conventional small-building operation: a superintendent and a porter on payroll, with contracts for the elevator, HVAC, the alarm system, landscape maintenance, boiler service, window cleaning and exterminating, against roughly $800,000 of annual common-charge income. Payroll runs at about half of total expenses, which is what a staffed low-rise building with grounds looks like.
Two structural features shape the numbers. The first is that the property tax line in the condominium's own budget is negligible — real estate taxes are the individual unit owners' obligation, as they are in any condominium, which is why a common charge here is not comparable to a cooperative maintenance figure. The second is the absence of a required reserve. The condominium's governing documents do not compel reserve accumulation, and the auditors have said so; funding for major work therefore comes from designated common charges, special assessments, a condominium loan, or deferral. Ask the board which of those it has used and what the current reserve balance is.
The condominium's Department of Housing Preservation and Development registration names Habitat Management, LLC as managing agent for the current cycle. Sponsor board control ran for five years after the first closing under the plan and has now expired; confirm the current composition of the board of managers and whether the transition to unit-owner control is complete.
On a building of this age the physical diligence list is short but specific: the roof, the elevator, the landscaped areas and drainage, the HVAC equipment, and any water history at the ground-floor and garden-level units. Request three years of financial statements, the current budget, the reserve balance, the minutes covering any assessment, and the building's insurance certificate.
Recent sales
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 |
|---|---|---|
| Dec 22, 2025 | 4B | $3,350,000 |
| Oct 3, 2017 | 3G | $1,400,000 |
| Apr 14, 2011 | — | $1,835,000 |
| Feb 2, 2005 | — | $1,275,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00444-7503) 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.
What to know if you’re buying
Confirm exactly which units convey. Parking, storage and cabanas are separate deeded units here. Read the deed and the contract; do not rely on the listing description.
Pull three years of financials and the reserve balance. The condominium's own auditors have noted that its governing documents do not require reserve accumulation, and the fiscal 2019 statements record a sponsor advance to cover operating shortfalls. Both are reasons to look at the current numbers rather than assume.
Walk the block east. The Gowanus Canal, the Carroll Street Bridge and the buildings rising under the 2021 rezoning are all a short walk away. Form your own view.
Understand the district line. The Carroll Gardens Historic District stops at Hoyt Street. This block is outside it, which means no Landmarks review — and also no district-level protection over what gets built nearby.
Confirm board control has transitioned. Sponsor control ran five years from the first closing under the plan. Ask who sits on the board now.
What to know if you’re selling
Lead with the ground. A four-story building with 217 feet of frontage, landscaped grounds, an elevator, staff, parking and cabanas is a rare product in Carroll Gardens, and it competes with row houses as much as with apartments.
Price the parking and storage separately. They are separate deeded units. Bundling them into the apartment price obscures value on both sides of the trade.
Be straightforward about the location. Buyers can read a map. Carroll Gardens at the Gowanus edge, two blocks from the F and G, three from Smith Street, and outside the historic district. Say it plainly and let the price do the rest.
Have the condominium package ready. Financials, current budget, reserve balance, house rules, rental policy, the waiver procedure, the deeds for any parking or storage unit, and the alteration approvals for work done to the apartment.
Comparable buildings
If you're considering 345 Carroll Street, also evaluate:
- 344 Degraw Street — 26-unit Carroll Gardens condominium of the previous development generation; the closest tenure-and-scale comparison
- 291 Union Street (Sackett Union) — the neighborhood's larger new-construction condominium, with parking and a rooftop
- 145 President Street — boutique new-construction condominium at the neighborhood's western edge
- 358 Court Street — the South Congregational Church complex; Carroll Gardens' church conversion in condominium form
- 505 Court Street (Court Street Lofts) — the neighborhood's loft alternative further south on Court
- 205 12th Street — the comparable condominium south of the canal
- 450 Clinton Street — the Old Westminster Church cooperative on the First Place garden block; the co-op comparison
- 500 4th Avenue — the larger new-development alternative on the neighborhood's eastern edge
- 323 Bergen Street — Boerum Hill condominium at similar scale; the cross-neighborhood comparison
Considering a move at 345 Carroll Street?
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