The Washington (35 Underhill Avenue)

The site is a through-block parcel, and the plan's response was two separate six-story brick buildings — A and B, each with its own elevator — set on either side of a landscaped interior courtyard. Management-sourced records describe the courtyard as a Zen-inspired garden; functionally it is what gives the interior lines of both buildings a second exposure and a quiet one. There is no street-wall monumentality here, and no attempt at it.

The unit inventory runs from A-2A on Building A's second floor through A-6D at the top, and from B-1G on Building B's first floor through B-4I. Apartment areas in the plan's revised floor plans run from roughly 660 to 1,100 square feet on the fifth-floor A line before the storage level is counted, and from roughly 940 to 1,130 square feet on the B-3 line, with the upper levels adding 250 to 530 square feet apiece. Ceiling heights on those plans are 8 feet 0 inches on the A-5 floor and 8 feet 10 inches on the B-3 floor — modest by the standards of the loft-conversion inventory a mile north, and worth checking against any listing that implies otherwise. A number of units carry balconies as limited common elements; listing records put roughly half the apartments with some form of private outdoor space.

Finishes were the mid-2000s Brooklyn specification executed above the median: stone counters and cherry shaker cabinetry with a breakfast-bar counter dividing kitchen from living room, at least two full bathrooms in every apartment, marble in the primary bath, in-unit washer and dryer throughout. The kitchens are vented to the exterior, which is more than most buildings of this vintage and size can say.

The Washington is a self-managed-scale condominium run through a managing agent, without a doorman. The operating stack is two elevators, the courtyard, the fitness room, video intercom, the garage and 37 storage rooms. Common charges have historically been low for the borough — the plan's first-year budget projected total residential common charges of $11,666.66 a month across 39 units, and the seventeenth amendment shows unsold-unit charges in the $350-a-month range in 2009. Low monthlies are part of this building's market identity and they are real, but they are also the context in which the capital history below has to be read.

That capital history is documented and it is not trivial. The sixteenth amendment records that certain units sustained water damage from a broken pipe and from water penetration through the building exterior, sets out an exterior repair protocol — removal of brick in affected areas, stucco on the block wall, waterproofing membrane, rebricking, joint sealing and a weephole drainage system — and an interior mold testing and remediation protocol, and notes that one affected unit owner did not agree with the protocols. The Department of Buildings record continues the story: heavy-duty sidewalk sheds filed in 2014, 2015 and 2017, and in 2018 two applications filed by the condominium itself, one for masonry repairs and one for interior courtyard structural framing and fireproofing repairs. Listing records for 2026 disclose a building-wide assessment for general building repairs running through March 31, 2027, alongside a planned program of high-efficiency double-glazed window replacement, repainting and re-carpeting of public spaces, and re-landscaping of the courtyard.

Read together, that is a building that has spent close to two decades correcting an envelope, is still paying for it, and is now funding a window replacement that will also help on the energy side — the property exceeds 25,000 square feet and therefore sits inside Local Law 97's covered-building set. Ask for the current budget, the reserve balance, the assessment schedule and its stated end, the most recent façade filing status, and the engineer's reports behind the window program.

One structural point about the ownership form: the ground floor is a separate 5,825-square-foot commercial unit, and every garage space is a limited common element of that commercial unit rather than of the residential units. Parking here is a lease from the commercial owner, not an asset a resident owns. Governance in a mixed-use condominium is a two-party negotiation, and a buyer should read the declaration and by-laws on that point rather than assume it.

Pets: Permitted — cats and dogs, per management-sourced records.

Pied-à-terre, LLC purchases, trusts and foreign buyers: Permitted (standard NYC condominium).

Subletting: Permitted. The Board of Managers holds a right of first refusal to purchase or lease a unit on the same terms offered to a third party. Management-sourced records show a landlord lease fee of $1,000 for an initial lease and $500 on each renewal year, plus tenant application and move-in charges.

Financing: Standard condominium — lender-driven. The sponsor's own contracts limited the mortgage contingency to a maximum loan of 80 percent of the purchase price; that was a sponsor-era contract term, not a continuing house rule.

Working capital contribution: $500 per unit at closing under the plan. Confirm the current figure with the managing agent.

Flip tax: None documented in the plan on file or in the current management-sourced fee schedule.

Transaction fees (management-sourced): Buyer — $500 application processing, $150 per applicant credit check, $250 move-in fee, $1,500 refundable move-in deposit, $350 closing document preparation. Seller — $250 move-out fee, $1,500 refundable move-out deposit. Storage and parking transfers run through their own applications.

Property taxes: 421-a benefits per the HPD Certificate of Eligibility of July 7, 2003 and the plan's budget assumptions. Listing records circulate a specific benefit end year; nothing in the plan on file fixes one, and this page asserts none. Pull the current Department of Finance bill for the specific unit, read the exemption line, and underwrite the fully unabated carrying cost.

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 (2026) cleared a median $1,403/sf (recorded) across 2 sales. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01131-7501). 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.

Read the certificate of occupancy for your specific unit. In the A-5 and B-3 lines, the upper level is residential in four units and storage in seven. The final certificate of occupancy and the approved floor plans settle it; a floor plan in a listing does not.

Underwrite the assessment and the window program. There is a live assessment running through March 2027 and a planned window replacement behind it. Get the board's schedule, the reserve balance and the engineer's report before you set a number.

Model the tax line from the bill. The building was built with 421-a. Nobody should tell you what year it ends without showing you the Department of Finance record for your unit. Run the True Monthly Carrying Cost Calculator on the unabated number as well as the current one.

Understand where the garage sits. Every space is a limited common element of the ground-floor commercial unit. Parking is a lease, not an asset, and its terms are set by a party that is not the residential board.

The envelope history is documented, not hidden. Water penetration, mold remediation protocols, sidewalk sheds and masonry work are all in the plan amendments and the DOB record. A building that has fixed a problem and paid for it is a different risk from a building that has not started.

Lead with the product, not the vintage. Two full baths, in-unit laundry, vented kitchens, a courtyard exposure and outdoor space on a large share of the inventory is a strong package at this price point in Prospect Heights.

Be first with the capital story. The assessment, the window program and the façade history will surface in diligence. Sellers who put the board's schedule and the engineer's report in the buyer's hands early hold price; sellers who let a buyer find them do not.

If your unit's upper level is approved residential, document it. That approval is a genuine differentiator against the seven units where it is not, and it is worth showing rather than describing.

Condominium mechanics are fast. Right of first refusal rather than board approval; thirty to forty-five days is a normal closing pace, though the managing agent's internal review adds about a week before the package reaches the board.

If you're considering The Washington, also evaluate:

• 550 Vanderbilt Avenue — the only condominium in Pacific Park, six blocks north; the full-service alternative in the same neighborhood
• Butler Plaza (44 Butler Place) — a 1925 building sold as condominium in 1986; the prewar condominium anomaly of Prospect Heights
• Richard Meier on Prospect Park (1 Grand Army Plaza) — the neighborhood's architect-branded condominium, at the plaza
• 700 Pacific Street — newer condominium inventory on the Atlantic Avenue edge
• 323 Bergen Street — boutique condominium scale a few blocks west
• The Hendrik (509 Pacific Street) — Boerum Hill new development for buyers weighing services against monthlies
• 561 Pacific Street — the amenitised condominium comparison on the same corridor
• 75 Greene Avenue — the brownstone-belt condominium alternative to the north