Brooksville Company, managing Dixon Advisory assets, sells 3-family in Williamsburg for $3.5M

A buyer through the entity 170 South 4th Sullivan LLC paid $3.5 million to Brooksville Company which is managing the shuttered Dixon Advisory through the entity NRL URF LLC, for the three-unit building (C0) at 170 South 4th Street in Williamsburg, Brooklyn.

The troubled Australian firm Dixon Advisory struck a deal with the Brooksville Company in 2022 in which Brooksville invested $1.5 million and acquired an ownership interest. “As part of this transaction, Brooksville invested US$1.5 million of their founders’ capital for a minority interest in US Masters Residential Property (USA) Fund (US REIT). In return for services provided, Brooksville is entitled to an incentive fee (promote) on returns delivered above an 8% compound annual return,” according to a letter in the 2022 annual report for US Masters Residential Property Fund. Also in early 2022, Dixon Advisory was placed in voluntary administration in Australia, a process in which outsiders take over companies that are insolvent or can’t pay their debts.

The entity Nrl Urf LLC has sold 52 properties totaling $168 million since 2019, including 35 properties totaling $105.6 million, since January 2024.

Dixon Advisory legacy sales via NRL URF LLC

Dixon Advisory amassed a large portfolio of one- and two-family homes in Brooklyn and New Jersey, as well as larger apartment buildings. It is selling the assets, according to company documents, noting that $77.85 million was in the sales pipeline as of the end of March 2024.
This latest deal closed on December 5, 2025 and was recorded on December 11, 2025. The property has 3,360 square feet of built space and 159 square feet of additional air rights for a total buildable of 3,521 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $1,034 and the price per buildable square foot is $986 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 seller bought the property on April 30, 2015, for $2.3 million. The signatory for Brooksville Company and Dixon Advisory was Scott Goldman. The signatory for the buyer was Patrick Sullivan . The contract date was November 5, 2025.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Patrick Sullivan had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Brooksville Company had not purchased any other properties and sold one property in one transaction for a total of $2.4 million over the same time period. The former owners according to the Department of Housing Preservation and Development includes Andrew Kane, head officer and Christopher Kacy, site manager. The business entities are Pinnacle City Living and Nrl Urf Llc.

The property

The 1-4 family building with 3 residential units in Williamsburg has 3,360 square feet of built space and 159 square feet of additional air rights for a total buildable of 3,521 square feet according to a PincusCo analysis of city data. The parcel has frontage of 21 feet and is 69 feet deep with a total lot size of 1,449 square feet. The zoning is M1-2/R6 which allows for up to 2 times floor area ratio (FAR) for manufacturing and up to 2.43 times FAR for residential. The city-designated market value for the property in 2022 is $2.7 million.

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 one housing violation and $700 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 block

There are no active new building construction projects on this tax block.

The majority, or 60 percent of the 75,232 square feet of built space are office buildings, with walkup buildings next occupying 29 percent of the space.

The seller

The PincusCo database currently indicates that Brooksville Company owned at least nine commercial properties with 8,545 residential units in New York City with 6,814,163 square feet and a city-determined market value of $543.5 million. (Market value is typically about 50% of actual value.) Within the portfolio, the bulk, or 89 percent of the 6,814,163 square feet of built space are elevator properties, with industrial properties next occupying 11 percent of the space. They are all located in Brooklyn.

Direct link to Acris document. link