Beatriz Goyanes pays $2M to Eitan Binet for 2-unit new construction in Bedford Stuyvesant

Beatriz Goyanes through the entity Iclyn At Vail, LLC paid $2 million to Eitan Binet through the entity Herkimer 92, LLC for the industrial building (G7) at 926 Herkimer Street in Bedford Stuyvesant, Brooklyn.

On the lot, there was a new building construction project, B00660353, for a two-unit, 3,067 square-foot R-3 building. The project was submitted by Eitan Sror with plans filed January 27, 2022 and permitted March 21, 2024.
The deal closed on January 14, 2026 and was recorded on January 29, 2026.
The seller bought the property on March 4, 2024, for $660,000. The signatory for Eitan Binet was Darshana Bhigroog . The signatory for Beatriz Goyanes was Beatriz Goyanes.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has no record that the buyer Beatriz Goyanes had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Eitan Binet purchased three properties in three transactions for a total of $8.1 million and had not sold any properties over the same time period.

The property

The parcel has frontage of 16 feet and is 96 feet deep with a total lot size of 1,536 square feet. The zoning is R6B which allows for up to 2 times floor area ratio (FAR) for residential with inclusionary housing. The city-designated market value for the property in 2022 is $155,000.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $450 in OATH penalties in the last year.

The neighborhood

In Bedford Stuyvesant, The bulk, or 35 percent of the 54.8 million square feet of commercial built space are elevator buildings, with walkup buildings next occupying 29 percent of the space. In sales, Bedford Stuyvesant has the 10th highest sale turnover among other neighborhoods in the city with $1.2 billion in sales volume in the last two years. For development, Bedford Stuyvesant has 1.9 times the average amount of major developments relative to other neighborhoods and is the 4th highest in Brooklyn. It had 2.9 million square feet of commercial and multi-family construction under development in the last two years, which represents 5 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of one of the four commercial properties representing 79,445 square feet of the 84,668 square feet. The identified owner is Ari Worch.
On the tax block, there were two new building construction projects totaling 7,508 square feet. The largest is a six-unit, 4,441 square-foot residential (R-2) building submitted by Yossi Azour with plans filed January 5, 2016 and permitted August 2, 2019. The second largest is a two-unit, 3,067 square-foot residential (R-3) building submitted by Eitan Sror with plans filed January 27, 2022 and permitted March 21, 2024.

The majority, or 94 percent of the 84,668 square feet of built space are elevator buildings, with walkup buildings next occupying 6 percent of the space.

The seller

The PincusCo database currently indicates that Eitan Binet owned at least seven commercial properties with 40 residential units in New York City with 5,062 square feet and a city-determined market value of $4.6 million. (Market value is typically about 50% of actual value.) The portfolio has $11.1 million in debt, borrowed from Quanta Finance and Conventus. Within the portfolio, the bulk, or 56 percent of the 5,062 square feet of built space are development properties, with B3 properties next occupying 44 percent of the space. They are all located in Brooklyn.

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