Baltic Park Slope (613 Baltic Street)

Eleven stories and 119 feet on a corner lot with recorded floor area at 5.88 times the lot area against a 6.02 residential maximum; that simple comparison does not establish legal zoning floor area or permitted future work. The ground floor carries retail and a community facility, and the amenity program sits on the second floor and the roof.

The residential program is the reason to look at the building. Forty-three homes across 59,073 square feet of residential area works out to a gross-area ratio near 1,373 square feet, not measured interior apartment area, and the mix is weighted to two- and three-bedroom layouts, with a smaller number of one-bedrooms at the lower end and penthouse-level homes at the top. Interiors were delivered in a heavier, more tactile palette than the Fourth Avenue norm — marbles, granites, quartz and labradorite, with walnut — and the irregular window pattern that reads as a compositional device from the street produces genuinely varied light conditions inside, floor to floor and line to line.

Two points of arithmetic for diligence. First, the unit count: 47 units were filed, 43 were built, and both numbers circulate in period sources — 43 is the operative figure and is what the Department of Buildings, the certificate of occupancy and PLUTO all record. Second, the lot count: the condominium apportionment created lots 1301 through 1345 in June 2017, and a December 2018 amendment subdivided lot 1301 to create lot 1346. A purchaser's attorney should confirm the current common-interest schedule against the recorded declaration as amended rather than against the plan's original Schedule A.

The amenity set is compact and vertically distributed. The first floor holds the lobby and the landscaped garden; the second floor holds the exercise room and both an indoor lounge and an outdoor lounge; the roof holds a common terrace. Bicycle storage is sized for 22 bicycles and there are ten parking spaces on site.

Parking deserves specific attention because the plan handles one space unusually. The accessible parking space was not sold: each purchaser contributed a share of its cost, the space was licensed to the condominium board on behalf of all residential owners, and the plan contemplated the license passing to the board once title to all residential units had closed. A buyer should establish, in writing, whether the apartment under contract carries a parking space at all, whether that space is deeded or licensed, and what the monthly charge is — and should not assume that ten spaces across 43 homes means parking is available.

The building's cost allocation between the residential and non-residential sections is documented in the plan's Schedule B notes and is worth reading. The non-residential owner's share of payroll is based solely on its allocation of the superintendent's cost; its share of repairs and maintenance is limited to general repairs; its share of service contracts is limited to fire protection, exterminating and similar building-wide items; and its utilities are directly metered or sub-metered and billed on actual usage. Everything else falls to the residential section. In a building with retail and a community facility at grade, that allocation is the operating budget, and it is the right document to read before the amenity list.

On capital posture: the sponsor's architect certified an escrow of $20,340 against the cost of obtaining a permanent certificate of occupancy, a figure that does not by itself establish the building's condition. Confirm with the managing agent that the permanent certificate has since issued and ask for the current reserve position, any live assessment, and the status of the building's façade compliance cycle.

Purchaser review: Condominium mechanics — a board right of first refusal rather than cooperative-style approval and interview; confirm the application requirements and notice period in the bylaws.

Property taxes: No 421-a, 485-x, J-51 or other transferable exemption on any unit lot per the Department of Finance exemption detail for the current roll. Model the full unabated bill. Nothing expires and nothing steps down.

Flip tax / transfer fee: None is disclosed in the plan record on file. Move-in, move-out and lease-review fees are set by the board; confirm the current schedule and any live assessment at offer stage.

Pets: Permitted under the residential rules and regulations — dogs, cats, caged birds and fish that do not create a nuisance — with the board's consent, and with the board expressly reserving the right to limit size and number or to adopt a no-pet policy. Pets must be carried or on a leash in the public portions of the building, and must use the elevator the board designates.

Terraces and roof: No barbecuing anywhere on the property, including in residences and on their appurtenant terraces. Terraces may not be enclosed, no greenhouse may be erected, and no speakers may be installed on a terrace, without the board's prior written consent. Plantings must sit in raised, drained containers rather than directly on the terrace surface, and the owner is responsible for any damage they cause. Roof access is limited to lawful terraces.

Noise and alterations: Not less than 80 percent of the floor area of each room other than kitchens, pantries, bathrooms, closets and foyers must be covered with rugs, carpeting or equally effective sound-reducing material unless the board authorises otherwise. Construction and repair work is limited to weekdays, excluding legal holidays, between 9:00 a.m. and 5:00 p.m. except in an emergency. Amplified sound is restricted between 11:00 p.m. and 9:00 a.m.

Subletting and pied-à-terre: As a New York condominium, pied-à-terre ownership and leasing are permitted in principle, subject to the board's right of first refusal and to any minimum-lease-term rule in the current house rules. The plan record on file does not settle the minimum term; confirm it with the managing agent before making an offer that depends on it.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,331/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 3.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00937-7504; 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.

Model the full tax bill, and then reframe it. There is no abatement here and none to lose. Compare the total monthly against abated Fourth Avenue buildings on a post-expiry basis, not a current-bill basis, before you conclude anything about relative value.

Confirm what the parking arrangement actually is. Ten spaces, 43 homes, and one accessible space that was licensed to the board rather than sold. Get the specifics in writing.

Read the residential/non-residential cost allocation. With retail and a community facility at grade, how expenses are split is the operating budget. The plan's Schedule B notes set it out; the current budget shows how it is working in practice.

Buy the size, not the address. Confirm the home's measured interior area and layout rather than rely on the gross ratio near 1,373 square feet; compare actual one- and three-bedroom listings and dated sales before assigning price or availability rankings.

Ask about the permanent certificate and the capital file. A modest escrow was held against the final sign-off. Confirm it issued, and ask for the current reserve position, any assessment history, and the façade compliance status.

Lead with square footage and the mix. Three-bedroom supply on Fourth Avenue is thin. Put the floor plan and the room count in front of a buyer before the price per foot.

Get ahead of the tax question. Present the current bill yourself and frame it against buildings whose abatements are stepping down. The comparison is defensible; letting a buyer's attorney find it in week three is not.

Sell the material specification. Marble, granite, quartz and labradorite with walnut joinery, and a landscape program by a named firm at the garden and the roof, is a specific and verifiable story. Amenity lists in this corridor are interchangeable; this is not.

Anchor to matched lines. Because the window pattern is irregular, light and outlook differ across lines on the same floor. Same-line sales from 2025 forward, adjusted for parking, are the defensible anchors.

Explain the condominium process. There is a right of first refusal and no board interview — useful procedures to explain to buyers also weighing Park Slope and Boerum Hill cooperatives.

If you're considering Baltic Park Slope, also evaluate:

• 561 Pacific Street — the closest peer in scale and ambition just across the Boerum Hill line, and the design-led comparison a buyer will make
• Post House (533 Pacific Street) — the boutique Boerum Hill condominium with a comparable larger-unit thesis
• 323 Bergen Street — the through-block Boerum Hill alternative between Third and Fourth Avenues
• The Hendrik (509 Pacific Street) — boutique Boerum Hill condominium of similar vintage and unit count
• 243 Fourth Avenue — the nearest Fourth Avenue condominium comparison in Park Slope, at a smaller average unit size
• 500 Fourth Avenue — the corridor's larger full-amenity building, for buyers shopping amenity depth rather than square footage
• Timber House (670 Union Street) — the newest architect-signed condominium on the Park Slope side of the Gowanus edge
• 450 Warren Street — the low-rise Gowanus alternative for buyers who want scale without a tower