58 Saint Marks Place

The building is a rectangular reinforced-concrete frame of 12 stories carrying roughly 124,672 square feet of building area, of which about 112,400 square feet is residential and 12,273 square feet is retail across six storefronts. The terracotta rainscreen is the defining element: the panels are sculpted rather than flat, and the geometric relief varies across the elevations so the façade reads differently at different times of day. At the base, the panel module steps down in scale toward the sidewalk, which is what keeps a 12-story wall from overwhelming the row-house cross street.

Residences run from studios through four-bedrooms across 45 distinct floor plans — a very high count of plan types for a building this size, and the practical consequence for a buyer is that cross-line comparison is unreliable here. Two units with the same bedroom count can differ materially in layout, exposure and outdoor condition. The developer's materials put private outdoor space at roughly 80 percent of the residences, which means the outdoor-space question is not whether but what kind — setback terrace, recessed balcony or juliet. Pull the floor plans and the current Schedule A rather than working from a bedroom count.

Three ancillary interests were created separately by the offering plan and are worth confirming unit by unit: 48 licensed underground parking spaces, 65 licensed storage spaces and 53 licensed bicycle spaces. These are licensed interests rather than deeded units under the plan on file, and whether a given residence carries one is a matter of the individual contract, not the apartment.

This is a recently completed condominium whose first sales cycle ran from 2022 into the present, and the operating questions follow from that. Sponsor board control provisions in a plan of this vintage typically run until a defined percentage of units has closed or a fixed number of years has passed, with sponsor consent rights over alterations to the common elements, borrowing and reserve assessments during that window. Read the current amendment for the sponsor's remaining unsold-unit count and the status of board transition.

Two structural items from the plan on file belong on any buyer's list.

The resident manager's unit carries debt. The plan on file provides that a total of $588,919 would be collected from residential unit sales as a contribution toward the cost of the resident manager's unit, with the remaining balance — approximately $525,000 — financed by a ten-year amortizing loan carrying a monthly payment of roughly $2,818, or about $33,800 a year. That is an ordinary structure, but it is a real line in the budget with a defined maturity, and the current amortization status should be read out of the most recent financial statement rather than assumed.

The community facility unit was conveyed to the condominium. Rather than being sold, the community facility unit was transferred to the condominium under the plan, and its carrying costs — budgeted at roughly $282 per month in common charges and about $3,388 a year in real estate taxes, plus utilities — are allocated to the residential unit owners. The board retains the option to sell it, in which case those costs shift to a new owner. Ask where that stands; it is small money in absolute terms and a useful read on how the board is managing its balance sheet.

The amenity load is the third operating fact. Roughly 19,000 square feet of amenity space across four levels, a planted roof, saunas and a pet spa carry real recurring maintenance and a real capital-replacement schedule. The reserve position and the most recent audited financial statement are the documents that matter, not the amenity list. Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.

One zoning note for owners contemplating alterations or an addition: the offering plan on file describes the site's zoning as R8A with a C2-4 commercial overlay, while current city zoning data carries the lot as C4-4D. Confirm the operative designation from the Department of City Planning before relying on either figure.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00395-7503) 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.

Read the current amendment for the sponsor's position. The plan reserves an unconditional right to rent unsold units. Ask how many the sponsor still holds, how many are leased, and where board transition stands — the owner-occupancy ratio matters to both the building and some lenders.

Budget two months' common charges at closing. One month to working capital and one to the reserve fund, on top of ordinary closing costs. On any remaining sponsor sale, add the transfer taxes the plan shifts to the purchaser.

Do not assume an abatement. No exemption of consequence appears on the billing lot and no tax-benefit opinion has been located. Model the actual bill for your unit.

Match the plan type, not the bedroom count. Forty-five floor plans in a 100-unit building means the comparable you want is the same line, not the same bedroom count.

Confirm parking, storage and bike interests separately. The plan created 48 licensed parking spaces, 65 storage spaces and 53 bicycle spaces as licensed interests. Whether one comes with your apartment is a contract question.

Price the amenity base. Roughly 19,000 square feet across four levels is why you would buy here and why the common charge sits where it does. Read the reserve position and the most recent audited statement.

Lead with the façade. More than 8,000 sculpted terracotta panels by INC Architecture & Design is a claim no other Fourth Avenue building can make, and it is the single most defensible reason this building prices above the corridor.

Document the outdoor space precisely. Square footage, orientation, and whether it is a terrace, a recessed balcony or a juliet. Roughly 80 percent of the building has some form of it, so the differentiation is in the specifics.

Anchor to your own line. Building-average per-square-foot figures blend 45 plan types and will not survive a buyer's attorney. Bring same-line, same-band comparables.

Name the neighborhood deliberately. Boerum Hill, Park Slope and Gowanus all touch this corner. Pick the one your buyer pool is searching and be consistent across the listing, the floor plan and the copy.

Closings are condominium-fast. No board interview, no financing minimum beyond the lender's, and a right of first refusal that runs on paper — a real advantage against the neighborhood's co-op and brownstone-conversion inventory.

If you're considering 58 Saint Marks Place, also evaluate:

• 323 Bergen Street (Bergen Brooklyn) — the closest peer in every respect: same developer, same terracotta argument, Frida Escobedo's first ground-up New York building, two blocks north
• 561 Pacific Street — ODA-designed Boerum Hill condominium with parking and a community-facility base
• 509 Pacific Street (The Hendrik) — 38-unit boutique alternative with a doorman, for a buyer who wants a smaller building
• 556 State Street (Boerum Heights) — the earlier generation of new construction on the same eastern blocks, with deeded parking
• 10 Nevins Street (The Brooklyn Grove) — larger ODA-designed Boerum Hill condominium nearer Downtown Brooklyn
• 343 4th Avenue (Novo) — the earlier Fourth Avenue condominium tier, for a read on how the corridor traded before this cycle
• 500 4th Avenue — the largest of the Fourth Avenue condominiums, further south toward Gowanus
• 550 Vanderbilt Avenue — the Pacific Park condominium across Atlantic Avenue; the closest peer on service and finish
• 11 Hoyt Street — the amenity-heavy Studio Gang tower at the Downtown Brooklyn seam
• 71 Smith Street (The Boerum) — condominium on the Smith Street retail spine, closer to the historic district