41 Eastern Parkway

Twelve stories of masonry with a hundred feet of parkway frontage, about 124,800 square feet of residential area and roughly 500 square feet of non-residential space on the tax roll. The plan's share schedule allocated 1,663 shares in blocks across the offered apartments, with the allocation set by size, location, amenities and desirability — a formula that does not by itself establish the current interior size of any apartment. At $3,000 a share to outside purchasers, the 1983 offering priced the whole building at just under $5 million.

The apartment plans are 1920s middle-class Brooklyn at generous scale: entry galleries, defined rooms, separated sleeping and living zones. Four decades of shareholder ownership have produced combinations, reconfigurations and a wide range of renovation states, so the 1983 share allocation is an imperfect guide to what any given apartment is today. The building's height means the upper floors clear the parkway's tree canopy and open toward Grand Army Plaza and the park; the lower floors sit inside it. That difference is priced, and it should be seen in person rather than inferred from a floor number.

Because the property is outside the Prospect Heights Historic District, interior and exterior work here are governed the same way: board approval and Department of Buildings permits, with no Landmarks review layer. On a twelve-story masonry building facing a scenic landmark, that is a meaningful simplification of any window or façade project.

At conversion the building ran on union labor — the plan records two full-time and one part-time employee housed on site rent-free with utilities provided, under a contract that expired in April 1984 — with a leased laundry concession paying the corporation a 40 percent commission, and mortgage indebtedness of roughly $638,000 assumed by the apartment corporation. Those are 1983 numbers and none of them describes the building today. The cooperative's current Department of Housing Preservation and Development registration names FirstService Residential as managing agent.

The capital items that matter in a twelve-story 1926 building are the elevators, the roof and parapet, the heating plant and risers, and the Local Law 11 façade cycle — the last of which is the expensive one at this height. The 1926 masonry envelope has needed maintenance for a century; the inspection cycle itself dates from Local Law 10 of 1980, expanded by Local Law 11 of 1998. The Department of Finance records an alteration in 2016; ask what it covered. Request three years of financial statements, the reserve balance, the assessment history, the last two façade filings, and the terms of the underlying mortgage.

One line item is specific to this building: the professional-lease income. Find out what the two leases produce, when they expire, and whether the board has ever considered converting either unit to residential use and issuing shares against it. That question sits at the intersection of the budget, the share base and the corporation's tax position, and it is not one a managing agent will volunteer.

Transfers and subletting: The plan as filed permits a shareholder to sell or sublet with board approval that may not be unreasonably withheld, or with the consent of shareholders holding at least 51 percent of outstanding shares. Current board practice — waiting periods, term limits, fees — is a separate question and should be obtained in writing.

Professional units: Two units are held by the corporation under long-term leases with no shares allocated. They are not part of the sellable inventory as filed.

Escape clause: The proprietary lease carries the customary provision allowing a shareholder to surrender the apartment and shares without compensation, effective on a date following the third anniversary of consummation, on stated conditions. It is a period feature and rarely used; know that it exists.

Flip tax or transfer fee: Not documented in the plan reviewed. A cooperative of this vintage may well have adopted one by amendment. Ask the board directly.

Pets, pied-à-terre, washer-dryer, financing minimums, move-in fees: Not documented. Confirm against the current house rules and purchase application.

Landmarks: None applicable. Exterior alterations proceed through the Department of Buildings.

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. $/sf is measured on the latest sales with reliable square footage (2024): a median $918/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 0.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01179-0096). 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.

Verify the apartment's shares against the corporate records. The 1983 plan says 53 apartments in one place and 58 in another, and the tax roll says 60 residential units. That is a paperwork question with a real answer in the share ledger, and it belongs to your attorney early.

Ask about the two professional units. They are owned by the corporation, carry no shares, and produce lease income. Their terms, expirations and any conversion plan affect the budget and the share base.

Read the transfer language, then ask what the board actually does. The plan's standard is that approval may not be unreasonably withheld. Board practice in 2026 is a separate document.

Price the height. Twelve stories on a parkway lined with six-story buildings means the upper floors have an outlook the neighbors cannot match, and the lower floors do not. Visit the actual apartment.

Get the underlying mortgage and the façade file. A twelve-story 1926 masonry envelope is the most expensive thing this corporation owns. Balance, rate and maturity on the debt; the last two Local Law 11 filings on the building.

Document the apartment's interior square footage. The roughly 2,080 gross square feet per unit derived from Department of Finance building area, compared with 990 to 1,180 in the cited neighboring buildings, measures a building-level ratio. Use unit plans or measurement for marketing and comparable analysis; those gross figures do not establish apartment interiors or a size ranking.

Name the height. This and the cooperative at 135 Eastern Parkway are the only buildings above seven stories on the blockfront. Upper-floor listings should say so.

Explain the no-Landmarks position accurately. Eastern Parkway is a scenic landmark; the buildings along it are not regulated by that designation, and the 2009 historic district stops at the parkway. Window replacement and façade work here do not go through the Landmarks Preservation Commission. Buyers coming from the district blocks price that difference once it is explained.

Assemble the board package before the first offer. Financials, reserve balance, assessment history, house rules, sublet policy, flip tax, professional-lease status and the alteration approvals for any work done to the unit.

If you're considering 41 Eastern Parkway, also evaluate:

• 135 Eastern Parkway (Turner Towers) — the other tall building on the blockfront and the neighborhood's largest prewar cooperative; the closest direct peer
• 125 Eastern Parkway (The Theodore Roosevelt) — 1923 six-story co-op on the same block; the low-rise comparison
• 175 Eastern Parkway — 1920s parkway co-op at the Brooklyn Museum end, with an unusually wide apartment range
• 50 Plaza Street East — the other twelve-story prewar cooperative in the immediate area, on the plaza rim
• 34 Plaza Street East — the large postwar cooperative on the plaza arc
• 20 Plaza Street East — 1940 six-story co-op holding the curve of Grand Army Plaza
• 230 Park Place — the Art Deco elevator co-op inside the Prospect Heights Historic District; the landmarked comparison
• 225 Park Place — Colonial Revival elevator co-op inside the district line
• 39 Plaza Street West — the Rosario Candela cooperative on the western arc of the plaza