Bradley Seaman pays $2.7M for mixed-use in Greenpoint

Bradley Seaman through the entity Fozroy LLC paid $2.7 million to Marek Stawiarski and Iwona Stawiarski through the entity Tmay Corporation for the three-unit mixed-use building (S9) at 145 Nassau Avenue in Greenpoint, Brooklyn. The expected use is cash flowing.
The deal closed on October 3, 2024 and was recorded on November 12, 2024. The property has 3,800 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $710 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Marek Stawiarski and Iwona Stawiarski was Marek Stawiarski and Iwona Stawiarski. The signatory for Bradley Seaman was Bradley Seaman. The contract date was June 28, 2024.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Bradley Seaman had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Marek Stawiarski had not purchased any other properties and had not sold any properties over the same time period.

The property

The mixed-use building with 3 residential units in Greenpoint has 3,800 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 75 feet and is 20 feet deep with a total lot size of 1,500 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 $654,000.

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 $50 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The neighborhood

In Greenpoint, The bulk, or 29 percent of the 23.8 million square feet of commercial built space are walkup buildings, with industrial buildings next occupying 26 percent of the space. In sales, Greenpoint has 2.7 times the average sales volume among other neighborhoods with $673.6 million in sales volume in the last two years and is the 5th highest in Brooklyn. For development, Greenpoint has 1.5 times the average amount of major developments relative to other neighborhoods and is the 9th highest in Brooklyn. It had 1.6 million square feet of commercial and multi-family construction under development in the last two years, which represents 7 percent of the neighborhood’s built space. There was one pre-foreclosure suit filed among other mixed-use buildings in the past 12 months.

The block

On this tax block, PincusCo has identified the owners of 16 of the 21 commercial properties representing 74,063 square feet of the 114,343 square feet. The largest owner is Czeslaw Sawicki, followed by Katharina Munjuk and then Verivia.
There are no active new building construction projects on this tax block.

The majority, or 59 percent of the 114,343 square feet of built space are walkup buildings, with office buildings next occupying 22 percent of the space.

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