569 Carroll Street (Lumber Yard Condominium)
565 and 569 Carroll Street, Brooklyn, NY 11215
BBL 3009587501 · BIN 3350107
- Year built
- 2003
- Type
- Condominium
- Units
- 18
- Floors
- 55
- Landmark
- No
- Amenities
- Elevator, cellar laundry room and intercom per the offering plan; common garden and bicycle room per listing records
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Lumber Yard, or Lumberyard 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.
The Lumber Yard is two small elevator buildings at 565 and 569 Carroll Street, run as one eighteen-unit condominium. The site was recorded as vacant land when the sponsor assembled it in 2003. The condominium was declared in April 2004, and the sponsor closed all eighteen units between July 2004 and May 2005 to eighteen separate buyers. No sponsor inventory has been held since.
The number that matters most here is the tax bill. The 2003 offering plan expected a standard fifteen-year 421-a exemption: ten years at 100 percent, then four years stepping down. The Department of Finance actually records exemption code 5114, 421-a 25-year, no cap, with a benefit start of 2006. Put simply, the owners got a longer exemption than the plan promised, and it lasts until the early 2030s instead of ending in the late 2010s. The records reviewed do not say why the longer term was granted.
Architecture and unit composition
The two buildings sit side by side, each with its own street address. Per the offering plan, the cellar holds the mechanical rooms, the meter room and a laundry room. The plan describes four floors plus a fourth-floor mezzanine, which is why city records disagree on the story count. Listing records describe a curved entrance canopy and a curved roof element.
Each building repeats the same stack of nine units. The ground-floor Unit 1 in each building has the rear yard, Units 4, 6 and 8 have French balconies, and Units 7, 8 and 9 at the top have roof terraces. Units run from about 680 to 1,180 square feet per the Department of Finance, which puts the building in one- and two-bedroom territory. The largest units are Unit 7 and Unit 1 in each building.
The offering plan disclosed that the western neighbor's wall encroached onto the site and that a party-wall agreement was being negotiated. Ask whether it was recorded.
Building operations
This is an eighteen-unit condominium with no attended lobby. Listing records describe a part-time superintendent. The 2003 budget put gas for heat, hot water and cooking into the common charges, with no individual gas bills and electricity metered by unit. Confirm that this is still how it works, because it changes how common charges compare with buildings where owners pay their own heat. The Board of Managers has been owner-controlled since the sponsor sold out in 2005.
Policy framework
421-a, in plain terms. 421-a is a New York City program that exempts a new building's added assessed value from property tax for a fixed term, then phases the exemption out. Here, the Department of Finance records a 25-year, uncapped benefit starting in the 2006/07 tax year. Under the program's standard 25-year schedule, the exemption runs at 100 percent for 21 years, then steps down to 80, 60, 40 and 20 percent, ending after the 2030/31 tax year. The 2027/28 roll shows the exempt amount on the units down about a sixth from the prior year, which fits the first step-down. Confirm the current percentage on the unit's Notice of Property Value.
What that means for a buyer. Each step raises the unit's tax bill. By 2031/32 each unit pays full tax on its whole assessed value. A buyer holding five years or more should underwrite the full-tax number, not today's bill.
No affordable units in the regime. ACRIS shows no regulatory agreement recorded against the condominium or its unit lots, and the sponsor's 2004–05 closings were ordinary market sales.
Ownership rules. The offering plan lets owners sell freely, with no right of first refusal, and lease as long as the Board of Managers gets a copy of the lease first. Up to two pets are allowed per unit. Confirm current house rules and any amendments with the managing agent.
Recent sales
The Lumber Yard trades as small-building condominium stock in the Fourth-to-Fifth Avenue band of Park Slope, priced per square foot against the new-construction supply on Fourth Avenue and the smaller converted buildings between Fifth and Seventh Avenues. It has turned over steadily since its sponsor sellout, with one or two resales in a typical year. Top-floor units with roof terraces and the Unit 1 garden units command the premiums; the mid-floor one-bedrooms price with the neighborhood's smaller condominium stock. Every buyer from here on is also pricing a rising tax bill, so compare against fully taxed buildings at their actual carrying cost, not at list price alone. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Oct 1, 2025 | 9 | $925,000 |
| Aug 1, 2022 | 7 | $1,425,000 |
| May 26, 2021 | 5 | $915,000 |
| Jul 31, 2019 | 7 | $1,210,000 |
| Jun 17, 2013 | 9 | $595,000 |
| May 29, 2013 | 6 | $645,000 |
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 3-00958-7501) 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.
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
Underwrite the tax step-downs. The exemption ends after 2030/31. Model each year to full assessment. Unit numbers repeat across the two buildings, so confirm the tax lot on the contract.
Check the outdoor space's legal status. Yards, balconies and roof terraces are limited common elements tied to specific units. Confirm the one you are buying is on the declaration's list, and read what the owner is responsible for maintaining.
Read the reserve and the roof. Twenty-two years in, with eighteen owners sharing any capital cost, the roof, the elevator and the facade matter. Ask for the reserve balance and assessment history.
Comparable buildings
- 243 4th Avenue — Parlour, the 2018 nineteen-unit condominium on the same block
- 560 Carroll Street — the 2010–11 twelve-story condominium directly across the street
- 675 Sackett Street — a 2003 new-construction condominium of the same generation
- 939 Union Street — 2003–04 new construction at the other end of Park Slope
- 279 Prospect Avenue — a 2004 twenty-residence condominium
- 372 15th Street — three attached five-story buildings, 2005; the closest multi-building analogue
- 670 Union Street (Timber House) — a fourteen-unit condominium nearby, fully taxed with no abatement
- 309 2nd Street — a 2008–09 small condominium on the Fourth Avenue side of the Slope
More Park Slope buildings
- 459 12th Street — 1916 co-op
- 500 4 Avenue, 500 Fourth Avenue — 2010 condominium
- 560 Carroll Street — 2010 condominium
- 575 Fourth Avenue — 2018 condominium
- 636 Warren Street — 1920 condop
- 64 Seventh Avenue — 1889 condop
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.
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