509 Pacific Street (The Hendrik)

The building occupies an 18,000-square-foot lot with 100 feet of frontage and 189 feet of depth, and carries roughly 81,197 square feet of building area — of which about 25,638 square feet is the commercial component. Construction classification is 1-B, occupancy group R-2, height 80 feet over six stories.

The vertical stack is unusually legible from the certificate of occupancy. The cellar holds mechanical space, retail, and the accessory fitness room. The ground floor holds retail, the residential lobby and 15 attendant parking spaces. The second, third and fourth construction levels carry ten, ten and eight residences respectively. The fifth and sixth levels each carry four full residences plus the lower and upper halves of two duplexes that span them — which is to say the top of the building is a genuinely different product from the middle, and the duplexes are the building's signature apartments.

Residences run one- to four-bedroom, with the amendments recording four-bedroom layouts near 1,890 square feet and penthouse three-bedrooms around 1,700 square feet with terraces. Terraces, balconies and cabanas are appurtenant to specific units and cannot lawfully be used as bedrooms or living rooms — a restriction the plan flags and one that occasionally surprises buyers who have seen a terrace furnished as a room.

Because the building sits outside the Boerum Hill Historic District, window replacement, terrace work and façade projects run through the Department of Buildings and the board rather than through the Landmarks Preservation Commission. In a masonry building of this vintage that removes a meaningful layer of cost and delay from any exterior project.

The Hendrik's operating story is service depth against a small unit count. The plan's first-year budget totals $814,319, of which payroll and related expenses are $354,416 — a little over forty percent — supporting a full-time superintendent and 4.2 concierge positions covering 24 hours a day, seven days a week, on a non-union Class "A" wage scale. Water and sewer at $60,942, service contracts at $76,200 and electricity at $70,455 make up most of the remainder. The replacement reserve line was budgeted at $29,834, and the working capital account stood at roughly $95,025 as of December 2018.

Two disclosure items from the amendment record deserve attention. First, the permanent certificate of occupancy: as of the seventeenth amendment the building was operating on a renewed temporary certificate with the sponsor's architect projecting a permanent certificate within roughly twelve months of the opinion letter and the sponsor depositing an escrowed PCO amount. Ask for the current status in writing rather than assuming it resolved. Second, sponsor control: the amendment records all three board members as sponsor affiliates, with relinquishment set at the earlier of the fifth anniversary of the first closing (June 13, 2018), closing of title to all units including the retail unit, or the sponsor's voluntary election. Those dates have run; confirm the current composition and the date of transition from the minutes.

The retail unit is the third operating variable and the one most worth understanding. It holds 30.8835 percent of common interest, was unsold and unleased at the seventeenth amendment, and the sponsor was funding its common charges of roughly $7,220 a month and taxes of roughly $11,667 a month out of pocket. Whether it has since been sold or leased, to whom, and on what terms, is a question with direct consequences for the residential owners' budget and for the building's ground-floor character. Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.

Purchaser review: No co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm the specific procedure and timing in the by-laws.

Subletting: Permitted under the standard condominium framework, subject to the board's right of first refusal. The minimum lease term and any prohibition on transient occupancy should be read out of the by-laws and current house rules rather than assumed.

Parking: Licensed, not deeded. Fifteen attendant spaces against 38 residences, offered at $195,000 with a $195 monthly license fee. The certificate of occupancy requires paid attendants to be available whenever the spaces are in use — meaning the parking has an ongoing labor cost attached to it. Confirm whether the specific unit holds a license and what it now costs.

Terraces and cabanas: Appurtenant to specific units. Terraces may not be used as bedrooms or living rooms; unlawful use can produce a building code violation chargeable to the owner.

Amenity restriction: The certificate of occupancy limits the cellar fitness room to building residents.

Property taxes: Full residential assessment. The ICAP benefit reflected in the plan's Schedule A applies to the retail unit. Run True Monthly Carrying Cost against the actual current bill for the specific unit.

Flip tax, pets, financing minimums: Not documented in the materials reviewed. Confirm at offer stage.

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 $1,551/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 1.6% 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 3-00186-7502; 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.

Understand what you are paying for in the common charge. Twenty-four-hour concierge coverage across 38 apartments is the building's defining feature and the reason payroll is over forty percent of the budget. That is a legitimate value proposition — but it is a fixed cost spread across a very small denominator.

Read the retail unit's position. A single commercial unit holds 30.8835 percent of common interest and was sponsor-held and unleased at the seventeenth amendment. Confirm its current ownership, tenancy and payment status; it is the biggest single variable in this budget.

There is no residential abatement. The plan's own schedule shows residential taxes unchanged with and without ICAP. Model the full bill for your unit.

Match the floor designation. Marketing floors run one above construction floors, and the certificate of occupancy says so. Confirm which convention any comparable is using.

Parking is a license with a labor cost. Fifteen attended spaces, $195,000 initial license price, $195 monthly fee, and attendants required whenever the spaces are in use. Confirm availability, cost and transfer mechanics before assigning it value.

Lead with service and craft. Beyer Blinder Belle, a 24-hour concierge, and a 38-unit building are concrete features to describe and compare with specific Boerum Hill alternatives.

Photograph the terrace and the material detail. The Danish Modern brief shows in finishes and in the terraces cut into the upper floors. Those are the differentiators against larger, glossier competitors.

Be direct about taxes. Buyers arriving from abated product will find the absence of a residential benefit immediately. Present the actual bill early.

Anchor to the right level. The top two floors and the duplexes are their own tier. Do not price them off the ten-unit floors below.

Package the license. If the apartment carries a parking license, document the license, the monthly fee and the assignment mechanics up front.

If you're considering The Hendrik, also evaluate:

• 561 Pacific Street — the nearest condominium peer, on the same street, with licensed parking and a larger unit count
• 323 Bergen Street — the newest large condominium on the same eastern Boerum Hill blocks
• 556 State Street (Boerum Heights) — earlier-generation new construction nearby, with deeded parking and a much leaner staff
• 71 Smith Street (The Boerum) — condominium over a hotel base at the Smith Street spine; the closest service comparison to the west
• 10 Nevins Street (The Brooklyn Grove) — larger Boerum Hill condominium toward Downtown
• 76 Schermerhorn Street (The Symon) — boutique condominium of comparable scale a few blocks west
• 550 Vanderbilt Avenue — Pacific Park condominium across Atlantic Avenue, with a documented abatement history that contrasts sharply
• 199 State Street (The Lookout Hill Condominium) — small condominium on the Boerum Hill–Brooklyn Heights line
• 423 Atlantic Avenue — the loft cooperative alternative one block north