The Atlantic (457 Atlantic Avenue)

The building fills a mid-block Atlantic Avenue lot of about 7,470 square feet per PLUTO: ground-floor retail with cellar storage below, and seven residential floors above. The second through fourth floors carry four units each (A through D). Above that, lettered units thin out because duplexes stack across floor pairs. Listing records describe 4C, for example, as a three-bedroom duplex with double-height living space and two private outdoor areas facing south over Atlantic Avenue. Finishes described in listing records are the standard late-2000s Brooklyn specification: oak floors, stone kitchen counters, stainless appliances, porcelain-tiled baths.

Unit sizes on the Department of Finance roll run from roughly 500 square feet for the smallest studios to 1,340 square feet for the largest duplex. The plan measured units to the outside face of exterior brick and to partition centerlines, so the marketed figures are gross. Expect usable area to come in below them.

The service list and unit count do not establish low operating costs. The plan's first-year budget covered elevator service, a part-time superintendent, management, insurance and utilities for the common areas. The commercial units carry a fixed 20.23 percent of common charges under the plan. Review the expense allocation and current budget to determine the residential share of total costs. The commercial owners may run HVAC lines to equipment in a reserved area of the roof.

The main capital event on record is the Local Law 11 façade cycle recently completed. Listing records describe two assessments tied to it: a capital assessment that ran through May 2025 and a debt-service assessment through December 2027. The second implies the condominium borrowed to pay for the work. Ask the managing agent for the loan terms, the monthly assessment on the specific unit, the reserve balance after the façade work and the next inspection date. Audited statements for 2012–2013 are on file in The Roebling Research Library. More recent statements should come from the managing agent.

The commercial units also carry a separate Industrial and Commercial Incentive Program exemption in Department of Finance records. It does not affect residential tax bills.

Purchaser review: None. The offering plan states that the Board of Managers has no right of first refusal on sales or leases and no option to acquire a unit except through foreclosure.

Pets: Up to two dogs, cats or other household pets per unit, subject to the board's rules, per the plan. Owners must clean up after them, and the board can remove an animal that causes a nuisance.

Leasing: Permitted, without a right of first refusal. Confirm any current house-rule requirements on minimum lease terms or move-in fees.

Investor purchases: No restriction in the plan.

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 to date) cleared a median $1,296/sf (floor-adjusted) across 1 sale. 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00179-7505; 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.

Price the debt assessment. A façade-related debt-service assessment runs through December 2027. Confirm the monthly amount on your unit and whether the seller will credit the balance.

No abatement phase-out remains. The 421-a exemption is fully phased out; future bills still change with assessments and rates. Model the current Department of Finance bill with the True Monthly Carrying Cost Calculator.

Measure the unit. Plan square footages are gross. On a duplex, check the certificate of occupancy and the floor plans for how each level is classified.

Know the street. Atlantic Avenue frontage gets light and southern views on one side and commercial traffic on the other. See the unit at rush hour.

Coordinate the closing. There is no board right-of-first-refusal waiver step; coordinate the lender's requirements and the managing agent's closing package.

Lead with transit and size. A short walk to the Atlantic Terminal and Nevins Street lines, in a 21-unit building with ground-floor retail, is a clear pitch.

Hand over the façade paperwork. Buyers will ask about the Local Law 11 work and the assessment. Having the board's letter, the loan terms and the remaining balance in the listing package shortens negotiation.

Market outdoor space by the square foot. Terraces and duplex roof decks are the building's differentiators. Measure them and photograph them.

If you're considering The Atlantic, also evaluate:

• Boerum Heights (556 State Street) — a 71-unit condominium of the same vintage one block east, across Third Avenue, with its own Atlantic Avenue wing
• The Nevins (319 Schermerhorn Street) — larger 2015 Boerum Hill condominium at Schermerhorn and Nevins Streets
• The Hendrik (509 Pacific Street) — 38-unit new construction across Atlantic Avenue on Pacific Street, with a retail unit
• 423 Atlantic Avenue — the Ex-Lax Building co-op conversion a block west on the same avenue
• 533 Pacific Street (Post House) — 41-unit 2021 condominium nearby on Pacific Street
• 561 Pacific Street — amenitized 63-unit alternative on the same corridor
• 450 Warren Street — 18-unit boutique condominium at the Boerum Hill–Gowanus edge
• 610 Warren Street — 31-residence mid-block condominium between Third and Fourth Avenues