412 & 420 Eighth Avenue
412 and 420 Eighth Avenue, Brooklyn, NY 11215
Park Slope, Brooklyn
BBL 3010827502 · BIN 3025523
- Year built
- 1920
- Type
- Condominium
- Units
- 32
- Floors
- 4
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
Every recorded sale at this building, 2010–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,546
- 1 sale
- Listing discount
- -0.1%
- Recorded sales
- 19
- On record
- 2010–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 412 & 420 Eighth Avenue 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.
The number that defines this building is 12. That is how many of the 32 residences the sponsor still owns, sixteen years after the first unit sold. The sponsor held a majority of the common interests as recently as its 2020 audit, and it has sold only four homes since. A buyer here is buying into a condominium where one owner is still the largest single interest.
The structure explains why. This was a rental conversion. Two 1920 walk-ups on the west side of Eighth Avenue were bought in 2003, renovated under alteration permits in 2009 and 2010, and declared a single condominium. The board minutes on file refer to rent-controlled tenants still in occupancy. In a conversion, units occupied by regulated tenants usually stay with the sponsor until they are vacated. That fits the slow sell-down the deed record shows: sponsor sales in 2010–11, then one or two a year at most.
The resale market works anyway. Twenty residences have sold to unrelated buyers since December 2010. Resales began in 2014, and several units have changed hands twice. The most recent recorded sale, in November 2025, was a resale. This is an open-market condominium with a sponsor overhang, not a rental building in a condominium wrapper.
The location is the other half of the case. This stretch of Eighth Avenue sits a block and a half from Prospect Park West, in the part of Park Slope where most of the housing stock is brownstone. Condominium units in prewar walk-ups are a small part of that supply. The historic-district line runs along the 4th Street row houses on this same block and stops short of the Eighth Avenue frontage.
Architecture and unit composition
The condominium joins two buildings with separate street entrances. The board minutes refer to a gated front area between them.
- 420 Eighth Avenue — residences 1A through 4D, four per floor, plus the professional unit (lot 1101) and two storage units. Department of Finance areas run about 806 to 980 square feet; the C line is the largest at about 980.
- 412 Eighth Avenue — residences A1 through D4 and three storage units. Areas run about 700 to 892 square feet; the B1, C1 and D1 units are the largest at about 892.
These are one- and two-bedroom apartments at prewar walk-up scale. There is no elevator; top-floor units are three flights up. The storage units are separate tax lots. The sponsor still owns all five, and it owns the professional unit.
Building operations
The condominium carries no mortgage, as is typical for a condominium association. Its most recent audited statements on file, for 2020, show:
- Common charges of $177,727 a year, unchanged from 2019 through the adopted 2021 budget.
- Operating surplus of about $35,000 in each of 2019 and 2020.
- A reserve fund of about $246,000, essentially the $243,750 the governing documents required at formation, plus about $267,000 in operating cash.
- No reserve study. The auditors note that the board has not studied the remaining life of the building's components or planned for future major repairs.
Two related-party facts sit in the 2020 audit. The managing agent was an entity related to the sponsor. The superintendent was shared with another building related to the sponsor. Neither is unusual in a conversion where the sponsor still controls a large share of the units, but both matter when the sponsor's votes carry the board. Confirm the current managing agent and the board's composition.
The 2014 board minutes on file record owners asking about plumbing and common-area repairs; the minutes say comprehensive plumbing work would wait until more apartments sold. Ask for the capital history since then.
Building staffing and amenities
- Elevator
- NoSource: The Roebling Team's building profile
- Amenities noted
- Storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Recent sales
412 & 420 Eighth Avenue trades as prewar walk-up condominium stock in central Park Slope. It prices per square foot against other small conversion condominiums in the neighborhood, not against new construction or elevator buildings. Unit sizes sit in a narrow band, so floor, exposure and renovation state separate the prices. Through 2025, one- and two-bedroom condominium supply in prewar Park Slope stayed thin, and this building's sponsor releases a unit only when one comes free. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 19, 2025 | D1 | 2 BR · 1 BA · 892 sf | $1,379,000 | $1,546/sf | +6.5% |
| May 15, 2024 | B3 | 765 sf | $1,013,158 | $1,324/sf | — |
| Apr 24, 2024 | B4 | 812 sf | $1,013,158 | $1,248/sf | — |
| Jun 28, 2021 | C2 | 2 BR · 1 BA · 787 sf | $989,000 | $1,257/sf | +0.0% |
| Dec 18, 2020 | B1 | 2 BR · 1 BA · 892 sf | $995,000 | $1,115/sf | -0.4% |
| Mar 24, 2020 | D1 | 2 BR · 1 BA · 892 sf | $999,000 | $1,120/sf | -1.1% |
| Aug 1, 2019 | D3 | 2 BR · 1 BA · 765 sf | $925,000 | $1,209/sf | +5.1% |
| Jul 10, 2014 | B1 | 2 BR · 892 sf | $995,000 | $1,115/sf | +7.1% |
Market read. Most recent trades (2025) cleared a median $1,546/sf (recorded) across 1 sale. Median listing discount -0.1% over ask.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01082-7502; each condominium apartment is its own tax lot). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 412 & 420 Eighth Avenue and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% 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 sponsor concentration. The sponsor owns 12 of 32 residences plus the professional and storage units. Get its current share of the common interests, whether it is current on common charges, and how many board seats it controls. Lenders review single-owner concentration in condominium projects; confirm your lender's position before you sign a contract.
Ask which sponsor units are occupied by regulated tenants. The minutes refer to rent-controlled tenants in occupancy. The offering plan and its amendments will list them. Regulated tenancies affect how the building is run, and they tell you how slowly the remaining units are likely to sell.
Read the reserve against a 1920 building. A reserve that has not grown past its initial funding, with no reserve study, leaves an assessment or a common-charge increase as the likely route for a major repair. Ask for the latest budget, the last three years of capital work and any open DOB or HPD violations.
Confirm the rules in writing. Pet, leasing and pied-à-terre rules are not in the materials on file. Get the current rules and regulations and the right-of-first-refusal procedure from the managing agent.
What to know if you’re selling
Price against resales, not sponsor listings. Sponsor units come to market as they vacate and can carry different condition and terms. Owner resales are the cleaner comparables.
Have the buyer's questions answered in advance. Sponsor concentration and regulated tenancies are the first things a buyer's lender and attorney will raise. A current managing-agent questionnaire, budget and sponsor-arrears statement shorten the diligence period.
Lead with the location and the scale. A block and a half from the park, a prewar walk-up with separate entrances and apartment sizes that cover the one- and two-bedroom range.
Comparable buildings
If you're considering 412 & 420 Eighth Avenue, also evaluate:
- 190 Garfield Place — The Garfield Regency, a 1905 building converted to a 40-unit condominium, outside the historic district
- 11 Sterling Place — Sterling Court, a 1935 factory building converted to a 36-unit condominium
- 100 Sterling Place — a 36-residence North Slope condominium of 1990 with no remaining tax benefit
- 1638 Eighth Avenue — Prospect Park Terrace, a 27-residence South Slope condominium on the same avenue, still inside its 421-a term
- 300 8th Avenue — a 1920 elevator co-op of small apartments on the historic-district line
- 140 8th Avenue — the 1936 Art Deco co-op at Carroll Street, inside the district
- 10 Montgomery Place — Montten Slope, a converted 1910 walk-up co-op on Eighth Avenue
More Park Slope buildings
- 408 3rd Street — 1920 condominium
- 409 Third Street — 1921 condominium
- 41 Park Place — condominium
- 415 9th Street — 1912 co-op
- 418 17th Street — 1920 condominium
- 420 12th Street (Ansonia Court) — 1880 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
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 412 & 420 Eighth Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com