560 Carroll Street
560 Carroll Street, a/k/a 255 Fourth Avenue, Brooklyn, NY 11215
Park Slope, Brooklyn
BBL 3009617502 · BIN 3397513
- Year built
- 2010
- Type
- Condominium
- Units
- 44
- Floors
- 12
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- No doorman
Every recorded sale at this building, 2011–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,347
- floor-adjusted, 1 sale
- Listing discount
- 0.5%
- Recorded sales
- 87
- On record
- 2011–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 560 Carroll Street 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.
560 Carroll Street is a 12-story brick, granite and glass condominium at the corner of Fourth Avenue and Carroll Street, in the first wave of Fourth Avenue towers that followed the avenue's 2003 upzoning. It was filed with DOB in 2005, marketed from 2009 and first closed in the spring of 2011. The cited transfers through 2014 should be reconciled by grantor and unit with current sponsor interests and board records before concluding that sellout or resident control was complete.
The biggest single fact about carrying costs here is the tax exemption. The 421-a benefit is the 25-year version. The plan's 2010 amendment reported that the building would receive 25 years of benefits instead of the 15 first expected, and the Department of Finance record confirms it. The apartments still pay only the minimum tax set at the 2006/07 base year and will for several more years, then step up as the exemption phases out in the early-to-mid 2030s. A buyer who prices only today's taxes will be surprised later.
The second fact is capital spending. From 2020 through 2022 the board levied assessments roughly equal to a full year's common charges each year, to fund a riser replacement, façade and roof work and other repairs. That is heavy spending for a building completed in 2010. It also means much of the work has been done and paid for.
Architecture and unit composition
Per the architect's report in the plan, the building rises about 140 feet to the roof slab, with 10-foot floor-to-floor heights and ceilings of 8 to 9½ feet in the apartments. The base is clad in granite, the lower floors in brick and aluminum-and-glass windows, and the upper floors mostly in stucco. The lobby is on Carroll Street, with a double-height section at the front.
The plan is compact: two elevators, two scissor stairs and a trash chute at the core. Apartments 1A, 1D and 11A are duplexes with interior stairs. The eighth and ninth floors were re-cut during construction, so those floors have more, smaller apartments than the plan's original layout. The south and east walls have lot-line windows on several floors. Under the building code those can be required to be closed if a neighboring building rises against them, so check the exposure of any apartment that relies on them.
The corner has two parking units, which is unusual in a building this size. They are sold, not licensed, and only building residents may own them.
Building operations
Taxes. Under the statute's 25-year schedule the exemption runs at the full rate for 21 years, then drops by 20 points a year over the final four years. With the benefit starting in 2011, that means the full exemption through about 2030/31, then 80, 60, 40 and 20 percent, and full taxes after about 2034/35. DOF labels the start year differently in different records, so confirm the exact phase-out years on the current Notice of Property Value. No affordable units are described in the plan materials reviewed.
Finances. The audited statements for 2020 show about $423,000 of revenue against about $398,000 of expenses. The reserve account held about $282,000 at year-end, and $246,000 of assessment money was on hand for projects. Common charges rose 3.5 percent in 2020 and 5 percent in 2021, and were held flat for 2022. The cited 2020 materials report no required reserve or completed reserve study; obtain current governing documents, financials and engineering records to establish whether that position has changed.
Assessments and capital work. The board voted an assessment of about $406,000 for 2020 and $426,646 for 2021. In December 2021 it continued the $426,646 assessment for 2022, billed quarterly, to finish the riser project and pay for common-area and exterior repairs. Assessment spending in 2020 went to façade and roof waterproofing and stucco replacement, HVAC riser replacement, a new heat exchanger for the hot-water system, air separators on the heating lines, and a new building-wide fire alarm system. DOB carries façade repair filings from 2018 and 2020. Ask whether any assessment has been levied since 2022 and what the current Local Law 11 cycle shows.
Staffing. The plan's first-year budget provided for a part-time superintendent through the managing agent. The plan provided no doorman.
Policy framework
- Right of first refusal: Every sale contract and lease must be offered to the board first, under Section 7.2 of the by-laws. The board's response period starts only when it has a complete package.
- Fees: The by-laws let the board set move-in fees and transfer fees on sales and leases. Ask for the current schedule.
- Pets: Up to two dogs or cats per unit without consent. Other animals need written consent, which the board can revoke.
- Parking units: May be owned only by building residents and must be sold with the apartment, per the plan.
- Roof: The plan designates a common roof deck and three assigned cabanas. The house rules bar residents from the roof unless it is part of a lawful terrace. Confirm the current rules for using the roof deck.
- Alterations: Air-conditioning devices need board approval. 80 percent of each room's floor, except kitchens, bathrooms, closets and foyers, must be carpeted or soundproofed. Renovation work is limited to weekdays from 9 a.m. to 5 p.m.
- Working capital: Sponsor purchasers paid two months' common charges at closing. Ask whether the board charges a similar contribution on resales.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $260 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $0.98 per square foot a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deckSource: 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $9,898/yr
- Per unit / month range
- $0 – $19
- Modeled exposure split equally across 44 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
560 Carroll Street trades in the Fourth Avenue new-development resale market. Condominiums there are priced per square foot, and the benchmarks are the avenue's post-2003 towers from Atlantic Avenue down to Ninth Street, not Park Slope's brownstone blocks to the east. Two resales have closed in the last 24 months. Within the building, value turns on floor, outdoor space (terrace versus balcony), whether the apartment relies on lot-line windows, and whether a parking unit comes with it. Because the exemption is still at full value, a buyer's lender and a buyer's own model should both run the post-2031 tax bill. 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 |
|---|---|---|---|---|---|
| Aug 6, 2026 | 5B | 2 BR · 2 BA · 1,162 sf | $1,570,000 | $1,351/sf | +4.7% |
| Jul 3, 2024 | 10B | 2 BR · 2 BA · 1,023 sf | $1,400,000 | $1,369/sf | +0.0% |
| Feb 27, 2024 | 12B | 1 BR · 1 BA · 761 sf | $931,717 | $1,224/sf | +1.8% |
| Jul 27, 2023 | 4B | 2 BR · 2 BA · 1,162 sf | $1,480,000 | $1,274/sf | -1.3% |
| Jul 14, 2023 | 2C | 1 BR · 1 BA · 781 sf | $880,000 | $1,127/sf | +1.7% |
| Dec 29, 2022 | 1A | 1.5 BA · 1,155 sf | $970,000 | $840/sf | +2.1% |
| Sep 22, 2022 | 2B | 1 BR · 1 BA · 756 sf | $840,000 | $1,111/sf | -1.2% |
| Aug 24, 2022 | 1D | 2 BR · 1.5 BA · 1,399 sf | $1,392,500 | $995/sf | -7.2% |
Market read. Most recent trades (2026 to date) cleared a median $1,347/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 0.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 3-00961-7502; 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 560 Carroll Street 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
Model the tax step-up. The minimum tax you see today is not the tax you will pay in 2035. Ask for the unit's full assessed value and run the numbers without the exemption.
Get the capital record since 2022. Three years of assessments equal to annual common charges ended in 2022. Find out what was finished, what is still open and what the reserve holds now.
Check lot-line windows and parking. Confirm what each window faces, and whether a parking unit or storage space is part of the deal.
What to know if you’re selling
Show the tax schedule. Buyers price 421-a buildings on how many exemption years remain. Give them the DOF record for your unit.
Document the completed work. The riser, façade, fire alarm and hot-water work are selling points once they are finished and paid for. Put the invoices or the board's summary in the package.
Comparable buildings
If you're considering 560 Carroll Street, also evaluate:
- 500 4 Avenue: a Fourth Avenue condominium of the same vintage, with its new-building application filed in 2005
- 343 4th Avenue (Novo): an early post-rezoning Fourth Avenue condominium, 2006
- 243 4th Avenue (Parlour): a 2018 condominium directly across Carroll Street, on the next block north
- 269 4th Avenue (Six Garfield): a newer condominium across Garfield Place, on the next block south
- 251 1st Street: a 2015 condominium at Fourth Avenue and 1st Street, two blocks south
- 251 7th Street (The Argyle): a 2009 condominium on the Gowanus side of Fourth Avenue, from the same development cycle
- 575 Fourth Avenue: a 2018 mixed-use condominium in the South Slope stretch of the avenue
- The Vue, 162 16th Street: a 2008 South Slope condominium just off Fourth Avenue
More Park Slope buildings
- 523–527 Eighth Street, 523 and 527 Eighth Street — 1904 co-op
- 53 Lincoln Place — condominium
- 551 4th Street — co-op
- 561 10th Street — 1882 co-op
- 565 Fifth Street — condominium
- 569 Carroll Street (Lumber Yard Condominium), 565 and 569 Carroll Street — 2003 condominium
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 560 Carroll Street?
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646.939.7375 · c.cohen@compass.com