823 Classon Avenue (The Prospect)
823 Classon Avenue, Brooklyn, NY 11238
BBL 3011787502 · BIN 3029572
- Year built
- 2011
- Type
- Condominium
- Units
- 24
- Floors
- 7
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 823 Classon Avenue (The Prospect) 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 date that defines 823 Classon Avenue is June 30, 2027. That is when its 15-year 421-a exemption ends. The Department of Finance records show the benefit stepping down exactly on schedule: 80 percent of the increase in assessed value in 2023/24, 60 percent in 2024/25, 40 percent in 2025/26 and 20 percent in the current 2026/27 year. From July 2027 owners pay full tax. Anyone buying now is buying the full-tax building, and anyone selling now is selling into that change.
The second fact is the structure. The building is an enlargement: the sponsor bought a two-story, 27-foot storage building in 2007 and, under a single DOB alteration, added five floors to reach seven stories and 75 feet. PLUTO still dates the building to 1925, the year of the original structure; the apartments date to 2011. The regime has three kinds of unit — 24 apartments, one ground-floor community-facility unit and the cellar parking — and a buyer is sharing a building, and its common charges, with all three.
The third is the top floor. The two seventh-floor units, 7A and 7B, are duplexes with 17-foot living rooms, private roof terraces of about 720 and 690 square feet, and a further 352-square-foot terrace each, per the offering plan. They are the only units of their kind in the building and the ones that set its upper price range.
The sponsor sold out fast. All 24 apartments were deeded to buyers during 2011 per ACRIS, and on the 2026/27 roll no residential unit is held by the sponsor.
Architecture and unit composition
The plan describes one building of seven floors and a cellar. The cellar holds the parking, reached by a ramp; one space at the base of the ramp is reserved for accessible parking. The ground floor is almost entirely the community-facility unit — about 4,154 square feet with 38 feet of street frontage and two entrances — around the residential lobby, elevator, stairs and the skylit recreation room.
The residential floors follow the plan's layout. On floors two and three, five apartments per floor, from about 490 to 1,100 square feet. The two larger lines on two and three, A and B, have terraces: 2A about 685 square feet, 2B about 250, and 3A and 3B reach private terraces by a stair one level down. Floors four through six carry four apartments each, 611 to 1,100 square feet, most with balconies of roughly 80 square feet. The seventh-floor duplexes each include a mezzanine level. The plan states the city prohibits using mezzanine space as a bedroom, and it lists the mezzanines at a 5-foot dropped ceiling. Price them as storage and flex space, not as bedrooms.
The plan also discloses lot-line windows in several second- through fourth-floor apartments, including 2A, 3A, 3B, 4A and 4B. They are inoperable and could be closed up at the owner's expense if the neighboring lot is built to their height. For those lines, the windows are light a buyer cannot count on permanently.
Building operations
The Prospect is a small, professionally managed condominium with a single passenger elevator on DOB's device records. The façade has been through two inspection cycles: the Cycle 8 report, filed in 2019, rated it "safe with a repair and maintenance program," and the Cycle 9 report, filed in 2023, rated it safe. The DOB/ECB violations on record are resolved.
The community-facility unit is separately owned. DOB records a 2014 alteration, signed off in 2016, to occupy it as a day care center and day nursery. Under the offering plan the community-facility owner may seek certificate-of-occupancy and zoning changes and may subdivide the space without the board's consent, and must keep the space heated to protect the residential floors' pipes. The plan anticipated a separate commercial tax abatement for that unit, and the Department of Finance records carry a separate exemption on it.
The offering plan's special risks include the environmental history of the original building. A Phase I and Phase II assessment found leaking fuel-oil tanks in the old basement; the soils were excavated and the state Department of Environmental Conservation closed the matter. The same assessment found that former gasoline storage tanks had not significantly affected on-site soils but that it was unknown whether they had been properly closed. The plan summarizes this; buyers with concerns should read the full section and ask the board what, if anything, has been done since.
Recent sales
823 Classon Avenue trades as early-2010s Crown Heights condominium stock, priced per square foot, with the seventh-floor duplexes in a separate tier. Resale turnover has been steady since the 2011 sellout — a few deeds most years per ACRIS, and a busier 2021. Within the building, value turns on outdoor space (the terraced 2A, 2B, 3A and 3B and the roof-terrace duplexes against the balcony lines), size, and whether the unit has lot-line windows.
Through the early 2020s, part of each unit's value came from the declining 421-a. That component is now close to zero, and after June 2027 it is gone. Comparisons against fully taxed buildings nearby become like-for-like from that point. 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 |
|---|---|---|
| Aug 20, 2026 | PS 10 | $905,000 |
| Jan 7, 2025 | 4B | $1,175,000 |
| Aug 15, 2024 | PS 11 | $795,000 |
| Dec 22, 2021 | 5D | $1,330,000 |
| Sep 3, 2021 | 5C | $717,000 |
| Jul 14, 2021 | 2D | $625,000 |
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 3-01178-7502) 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 full tax bill. The exemption covers only 20 percent of the increase in assessed value this year and ends June 30, 2027. The 2027/28 bill is the one to plan around; ask for the unit's Notice of Property Value.
Know what the mezzanine is. On the seventh floor, the plan's mezzanine levels are not legal bedrooms.
Check for lot-line windows. If the unit is one of the lines the plan lists, assume those windows could be closed if the neighbor builds.
Read the community-facility terms. The ground-floor owner has rights to change use and subdivide without board consent. Understand how its share of the common charges and its use affect the residential floors.
Parking is for owners only. A space must be owned with a residential or community-facility unit. Confirm availability and the 12-versus-14 discrepancy between the roll and the plan.
What to know if you’re selling
Present the tax change up front. Buyers will ask about the 421-a. State that it ends in June 2027 and give the full-tax estimate; it removes the question.
Lead with outdoor space. The terraces on two and three and the seventh-floor roof terraces are the building's main distinction. Measure and photograph them.
Use the location the plan uses. The offering plan describes the building as one block from the Brooklyn Museum and the Botanic Garden.
Comparable buildings
If you're considering 823 Classon Avenue, also evaluate:
- 225 Eastern Parkway — The Traymore, the prewar condominium across Lincoln Place with frontage on Classon Avenue; the older-building alternative on the same corner
- 255 Eastern Parkway (The Woodrow Wilson) — prewar condominium conversion on the Parkway between Classon and Franklin
- 475 Sterling Place — 45-residence condominium two blocks north with deeded parking and a 25-year 421-a running into the 2030s; the tax contrast
- 488 Sterling Place — 25-residence, seven-story 2021 condominium with deeded parking and no 421-a; the closest match on scale
- 856 Washington Avenue — 26-unit 2017–18 condominium near Eastern Parkway; newer, similar size
- 892 Bergen Street — ten-story 2010 condominium between Classon and Franklin with a 25-year 421-a; the same vintage on a longer tax term
- 111 Montgomery Street — 163-unit 2018 condominium at the Botanic Garden edge; the large-building alternative
More Crown Heights buildings
- 488 Sterling Place — 2021 condominium
- 720 Nostrand Avenue (Urban Nostrand) — 2018 condominium
- 762 Park Place — 2018 condominium
- 834 Sterling Place (Hello Sterling) — 2015 condominium
- 892 Bergen Street — 2010 condominium
- 957 Pacific Street — 2008 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Crown Heights.
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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