532 Clinton Avenue

The lot is 56.5 feet wide and 120 feet deep, 6,780 square feet, in an R6A district that permits a residential floor area ratio of 3.0. The building as constructed carries 3.27, which is what a quality housing or community facility allowance looks like on a small Brooklyn lot. Building area on the tax roll is 22,164 square feet, of which about 20,589 is residential and roughly 1,575 is carried as commercial — the cellar garage. The new-building application proposed 24,992 zoning square feet across seven stories and 70 feet.

The stack is the simplest possible: two apartments per floor, lines A and B, from the first floor to the seventh. The Department of Finance's condominium tax lots confirm it exactly — 1A and 1B on lots 1310 and 1311, running in order to 7A and 7B on lots 1322 and 1323. Nine parking unit lots and the residential units make up the 23 tax lots on the billing lot. There is no penthouse designation in the tax record; the seventh floor is simply the seventh floor.

Apartments were delivered with a gas range, refrigerator and dishwasher, a vented laundry closet with washer and dryer hookups, and independent heating and cooling equipment serving each unit alone. That last point is worth reading twice. The plan states that heating and air conditioning equipment is not part of the common elements and that replacement past the one-year manufacturer's warranty falls on the owner — so the equipment in the apartment is a capital item on the buyer's balance sheet, not the condominium's, and its age and service history are a legitimate diligence question in a building now three years past its first closings.

Storage is a license, not a deed. Fourteen cellar storage rooms, ST-1 through ST-14, were licensed rather than conveyed, and the license moves automatically with the apartment when it sells. That is a cleaner arrangement than a separately deeded storage unit in one respect — nothing to transfer separately — and a weaker one in another, because a license is revocable in ways a fee interest is not. Read the license terms.

Parking is the one place where the record does not line up. The offering plan offered eleven parking-space condominium units, sold in fee, leasable by their owners to third parties, with P7 designated accessible. The Department of Finance carries nine parking unit lots on the billing lot. Sales materials have described seven spaces. Three sources, three numbers. The plan is the governing document on what was created; the tax roll is the governing record on what exists today. Ask the managing agent for the current schedule and do not price a space on assumption.

This is a small building with a small budget and, by the plan's own account, no amenity program to fund. The plan's structure gives the board the ordinary tools: a working capital fund and a contingency line, with the sponsor barred from using either to suppress projected common charges during its control period. Sponsor control ran until 75 percent of the residential units — eleven of fourteen — had been sold and conveyed, or three years from the first conveyance, whichever came first. The first conveyance was March 2023 and unit deeds have continued to be recorded through late 2025, so the transition to an owner-controlled board is a matter to confirm from the minutes rather than infer from the calendar.

Multiple Dwelling Law §83 applies at fourteen units: a superintendent must reside within 200 feet of the building. The plan flags the requirement without specifying how it is satisfied, which is the honest position and the one a buyer should carry into diligence. Ask who the superintendent is, where they live, and whether the arrangement is shared with a neighboring property.

The sponsor also reserved the unconditional right to rent units rather than sell them after consummation of the plan. That reservation is standard language, but in a fourteen-unit building it has consequences: a handful of rented sponsor units changes the owner-occupancy ratio materially, and owner-occupancy is a number lenders look at in small condominiums. Ask for the current owner-occupancy percentage in writing.

Capital posture is what you would expect of a building three years old: the façade is under warranty-era scrutiny rather than Local Law 11 cycle pressure, and the first meaningful capital conversations will be about the elevator, the roof and the cellar equipment. Ask for the reserve balance and any assessment history since 2023. Current management details and the building's operating history are maintained in The Roebling Research Library and reviewed with clients during diligence.

Pets: Dogs, cats and other household pets, not more than two per unit, with the written consent of the Board of Managers, and subject to removal if a pet creates a nuisance. Pets may not be kept, bred or maintained for commercial purposes.

Use, leasing, resale and mortgaging: The offering plan states that there are no restrictions on the use, leasing, resale or mortgaging of condominium units. No right-of-first-refusal procedure surfaced in the plan text reviewed. Confirm the by-laws directly before representing to a buyer that there is no board consent step of any kind.

Storage: Licensed, not deeded. The license transfers automatically with the apartment. Licensees bear the costs of operating the storage areas and any license fees or special assessments the board imposes on them.

Parking: Fee condominium units under the plan, leasable to third parties by their owners. Count and availability should be confirmed against the current schedule.

Heating, cooling and appliances: Owner-maintained and owner-replaced past the one-year manufacturer's warranty. Not common elements.

Terraces and roof: Terrace and outdoor areas may not be used for occupancy purposes — sleeping, living rooms, offices or storage — and using them that way can produce a violation chargeable to the owner.

Property taxes: Full unabated assessment. There is no 421-a and no other program benefit. Run True Monthly Carrying Cost against the actual current bill for the specific unit.

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

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. 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 (2025): a median $1,557/sf across 1 sale. The building has traded as recently as 2026. Median listing discount -3.2% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02010-7503) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.

Do not trust any automated figure that depends on year built. PLUTO carries 0. Estimates, tax projections and listing-feed summaries that read from that field are working blind. The certificate of occupancy date is August 15, 2023.

Model the full tax bill. There is no 421-a and no abatement. The offering plan discloses this as a special risk in its own words. If you are comparing this building to abated new construction nearby, put both on an after-tax monthly before you form a view on price.

Confirm the parking count. The plan says eleven, the tax roll says nine, marketing has said seven. Get the current schedule in writing before you value a space.

Storage is a license. It moves with the apartment automatically, but it is not a fee interest. Read the license terms and the fee schedule.

Ask what the heating and cooling equipment is and how old it is. It serves your apartment alone, it is not a common element, and replacing it is your cost.

Ask for the owner-occupancy percentage and the reserve balance. In a fourteen-unit condominium both numbers move lender behavior, and the sponsor reserved the right to rent rather than sell.

Fill the year-built hole yourself. If you leave it empty, a buyer's lender or appraiser will fill it badly. Lead with the certificate of occupancy date and the construction record.

Be direct about taxes early. Buyers coming from abated inventory will find the difference at the first monthly-cost conversation. Presenting the real number in week one is cheaper than defending it in week four.

Sell the absence of Landmarks jurisdiction. A buyer who has looked at a landmarked Clinton Hill row house knows what Landmarks review costs in time and money. This building has none.

Separate the parking and storage story from the apartment story. A fee parking unit is a distinct asset. Price it, document it, and transfer it cleanly.

Anchor to the floor band. Seven floors on a low-rise avenue means the top of the stack is a different product from the bottom. Do not price the sixth and seventh floors off the second.

If you're considering 532 Clinton Avenue, also evaluate:

• 360 Clinton Avenue — the pre-war cooperative alternative on the same avenue, inside the historic district, at very different scale
• 856 Washington Avenue — 26-unit new-construction condominium a few blocks south, the closest recent-vintage peer
• Clinton Mews (372 DeKalb Avenue) — the loft-conversion cooperative alternative in Clinton Hill
• 315 Gates Avenue — larger Clinton Hill condominium with a full amenity program
• 75 Greene Avenue — 22-unit adaptive-reuse condominium nearby, a boutique comparison at similar unit count
• 550 Vanderbilt Avenue — Prospect Heights condominium with a documented abatement history that contrasts directly with this building's
• 325 Clinton Avenue (Clinton Hill Apartments Owners Corp.) — the large cooperative campus that sets the co-op reference price on this avenue
• 147 Lafayette Avenue — Fort Greene alternative for buyers working the western edge of this search