533 Pacific Street (Post House)

The building is eleven stories on a through-block site zoned R8A, with roughly 58,352 square feet on the tax roll. Published project descriptions of about 90,000 square feet include the two adjacent townhouses and below-grade area, which is why they do not match the tax record — the figures are measuring different things.

The residential stack, read from the condominium tax lots, runs: a garden residence at grade; five units on the second floor (2A through 2E); six on the third (3A through 3F); five on the fourth (4A through 4D and 4F); four on the fifth (5A, 5B, 5D, 5F); four each on the sixth, seventh and eighth (A, B, E and F lines); three on the ninth (9A, 9B, 9F); three on the tenth (10A, 10B, 10F); and two penthouses, PHA and PHB. Forty-one residences. The gaps in the line letters are the setbacks, and they are the reason the terraces exist.

Two terrace units are separately deeded, which is unusual and worth understanding. In most condominiums a terrace is a limited common element appurtenant to an apartment; here, two of them are condominium units in their own right, with their own tax lots and their own common interest. If an apartment is being sold with a terrace, establish which arrangement applies to that specific terrace before pricing it.

Parking and storage are likewise fee units — ten and twenty-seven respectively — on their own tax lots, with the plan restricting their sale to residential owners, building occupants, or the owners of the two adjacent townhouses. That restriction protects the residents' access to a scarce resource and it also narrows the resale market for a parking or storage unit to a very small pool. Price accordingly.

Two non-residential units complete the building: a commercial unit fronting Atlantic Avenue at 546 Atlantic, and a community facility unit. The by-laws restrict what may occupy them and the plan bars the sponsor-controlled board from amending those restrictions to permit currently impermissible uses. The current tenancy and payment status of both units is a legitimate diligence question — in a 41-residence building, two non-residential units carry meaningful common-interest weight.

Because the building sits outside the Boerum Hill Historic District, façade, window, terrace and rooftop work runs through the Department of Buildings and the board rather than the Landmarks Preservation Commission. On a masonry building with a custom metal crown that is a meaningful reduction in the cost and calendar of any exterior project.

Post House is staffed and amenity-programmed at a level that a 41-unit building has to work at, and the amenity house rules on file give an unusually complete picture of how it actually runs.

The fitness center is open 24 hours a day, seven days a week, on a first-come basis, restricted to residents aged 16 or older with a signed waiver; personal trainers hired by residents may attend but may not use the equipment except for instruction. The rooftop is open 7:00 a.m. to 11:00 p.m., has grills available on a first-come basis, and may be reserved for private use through management against a $500 refundable deposit; water lines are shut off from October through April to prevent freezing, and pets are not permitted on the roof. There are separate written rules for the children's playroom, the residents' lounge and the makers room. The rooftop rules assign enforcement to building staff and give the board authority to act against residents who obstruct it — which tells you both that there are staff and that the board expects to use them.

On the financial side, the plan's structure is conventional and buyer-favorable in one respect: purchasers contribute at closing to both the working capital fund and the reserve fund, each equal to one month's common charges. A reserve funded at closing from every unit, rather than only a working capital account, is the better of the two common structures.

Two operating variables deserve direct questions. First, the sponsor's retained rental right: the plan preserves an unconditional right to rent units rather than sell them after consummation, and the plan itself acknowledges that as a result the offering "may not result in the creation of a condominium in which most units are owner-occupied." Ask for the current owner-occupancy percentage in writing — it is a number lenders look at, and it is the single most useful operating disclosure in a building of this kind. Second, the 2026 amended declaration: the Board of Managers recorded an amendment to the declaration in May 2026, dated March 23, 2026. Amendments to a declaration after sponsor control has passed usually correct or restate something structural. Read it.

Management history and the current agent are maintained in The Roebling Research Library and confirmed with clients during diligence.

This building is unusually easy to research incorrectly, and getting it wrong produces a page — or a tax estimate, or a comparable set — describing a single-family house.

The city geocoder resolves the string "533 Pacific Street" to BBL 3001860060, which the Department of Finance describes as 535 Pacific Street: building class A7, one residential unit, four stories, built 2021. That is a one-family house, not a 41-unit condominium. It is one of the two townhouses the same sponsor built alongside the tower.

The condominium's billing lot is BBL 3001867504, Brooklyn block 186, lot 7504, BIN 3428892. Five independent records agree:

• The Department of Buildings new-building application, job 321593744, is filed at 533 Pacific Street, on block 186, against BIN 3428892, by Atlantic Gardens Residence LLC.
• The Department of Buildings subdivision application, job 321600950, describes "subdividing existing tax lot into eighty two (82) condo tax lots," and the resulting condominium lot is 7504.
• ACRIS unit-lot records for block 186, lots 1301 through 1382 — eighty-two lots — are addressed 533 Pacific Street, with the commercial unit at lot 1301 addressed 546 Atlantic Avenue.
• The amended declaration recorded in 2026 is executed by "The Board of Managers of The 533 Pacific Street Condominium."
• The offering plan's own composition — 41 residential, 27 storage, 10 parking, 2 terrace, 2 non-residential — sums to 82, matching the subdivision filing and the tax lots exactly.

The two adjacent townhouses at 535 and 537 Pacific Street (block 186, lots 60 and 58) are separate fee parcels in individual ownership, each four stories and one family, each completed in 2021. They are not condominium units and they do not carry common interest. Their relationship to the building is documented in the offering plan, which permits parking, storage and terrace units to be sold to "the owners of Tax Lot 58 and Tax Lot 60" alongside residents of the tower — a shared-amenity arrangement, not shared ownership.

Right of first refusal — sales and leases: Any contract to sell a residential unit, and any lease of a residential unit, is subject to the Board of Managers' right of first refusal. The right does not apply to sponsor-held units. Build the board's waiver clock into any closing or leasing schedule.

Purchaser and tenant review: The board does not have the right to approve or disapprove purchasers or lessees. Its only remedy is the right of first refusal.

Mortgaging: Each unit may be separately mortgaged; the unit owner is responsible for its own financing.

Closing contributions: One month's common charges to the working capital fund and one month's common charges to the reserve fund, payable to the Board of Managers at closing.

Parking, storage and terrace units: Sold in fee, on separate tax lots, and offered only to residential unit owners, occupants of the building, or the owners of tax lots 58 and 60 — the two adjacent Pacific Street townhouses.

Non-residential units: One commercial unit and one community facility unit, with by-law restrictions on use that the sponsor-controlled board could not amend to permit otherwise-impermissible uses.

Rooftop: Open 7:00 a.m. to 11:00 p.m. Guests must be accompanied; children under 16 must be supervised. Grills are shared. Private reservations run through management with a $500 refundable deposit. No pets, no glassware, no objects thrown or placed at the perimeter. Water lines may be shut off October through April.

Fitness center: Residents only, 16 and over, waiver required, 24/7 access, 30-minute limit on a machine when others are waiting, no guests except a resident's personal trainer.

Property taxes: Full unabated assessment. No 421-a. Run True Monthly Carrying Cost against the actual current bill for the specific unit.

Pets, flip tax, financing minimums: Not documented in the materials reviewed. Confirm the current house rules and the by-laws 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. Most recent trades (2026) cleared a median $1,612/sf across 1 sale. Median listing discount -0.7% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00186-7504) 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.

Use the right BBL. The condominium is 3001867504. Geocoding "533 Pacific Street" returns 3001860060, which is a one-family townhouse next door. Any tax estimate or comparable built on the wrong lot is worthless.

Model the full tax bill. No 421-a, no abatement, and the plan's own projection assumes a full post-construction assessment. Against abated competition across Atlantic Avenue this is the whole difference in the monthly.

Understand the right of first refusal — on leases too. If you may rent the apartment out at some point, know now that the board's right of first refusal attaches to a lease as well as a sale, and price the friction into your plan.

Ask for the owner-occupancy percentage. The sponsor retained an unconditional right to rent. Lenders care about this number in a 41-unit condominium; get it in writing.

Read the 2026 amended declaration. The board recorded one in May 2026. Find out what it changed before you sign.

Ask about the commercial and community facility units. Two non-residential units in a 41-residence building carry real common-interest weight. Who owns them, who occupies them, and are they current?

Price parking, storage and terrace units separately. They are fee units on their own tax lots, and the plan restricts who may buy them — a narrow resale pool, not a rounding error on the apartment price.

Lead with the site and the design. The Times Plaza Post Office stood here from 1925 to 2017, the arcade keeps its keystone arch, and the crown is drawn from the geometry of envelopes. That is a story no competitor on this corridor can tell.

Sell the amenity program precisely. A 24-hour fitness center, a residents' lounge, a children's playroom, a makers room and a reservable landscaped rooftop with grills is a deep program for 41 apartments. Name them; each one has written rules behind it.

Be direct about taxes, and frame them correctly. No abatement means a higher monthly today and no cliff later. Buyers who have been burned by a phase-out understand that argument immediately.

Anchor to the right tier. The building narrows from six units a floor to two. Do not price a ninth-floor or penthouse apartment off the five-unit plates below it.

Package the ancillary units. If the apartment carries parking, storage or a deeded terrace, document the tax lots, the common interest and the transfer mechanics up front.

If you're considering Post House, also evaluate:

• 509 Pacific Street (The Hendrik) — the nearest boutique condominium peer, on the same block face, also with no residential abatement
• 561 Pacific Street — the larger condominium immediately west, with licensed parking and a broader unit mix
• 323 Bergen Street (Bergen Brooklyn) — the newest large condominium on the same eastern Boerum Hill blocks
• 550 Vanderbilt Avenue — the Pacific Park condominium directly across Atlantic Avenue, with a documented abatement history that contrasts sharply
• 10 Nevins Street (The Brooklyn Grove) — larger condominium toward Downtown Brooklyn with a full service roster
• 11 Hoyt Street — the scale and amenity benchmark for post-2020 Brooklyn new development
• 556 State Street (Boerum Heights) — earlier-generation Boerum Hill new construction with parking and storage sold separately
• 71 Smith Street (The Boerum) — mixed-use condominium on the Smith Street spine
• 423 Atlantic Avenue (The Ex-Lax Building) — the loft cooperative alternative on the same avenue
• 76 Schermerhorn Street (The Symon) — boutique condominium of comparable unit count to the northwest