Eli Gottesdiener pays $3.9M for 4-family in Park Slope

Eli Gottesdiener through the entity Brooklyn Rentals LLC paid $3.9 million to Alice E. Smith through the entity 40 Berkeley Place LLC for the four-unit building (C3) at 40 Berkeley Place in Park Slope, Brooklyn.
The deal closed on June 12, 2023 and was recorded on June 16, 2023. The property has 4,000 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $962 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 Alice E. Smith was Alice E. Smith. The signatory for Eli Gottesdiener was Seth I. Ben-Ezra. Eli Gottesdiener is the filer of the LLC.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Eli Gottesdiener purchased one property in one transaction for a total of $3.9 million and has no record it sold any properties over the past 24 months.
The seller Alice E. Smith had not purchased any other properties and had not sold any properties over the same time period. The former owners according to the Department of Housing Preservation and Development includes Octavis Smith, joint owner and Alice Smith, joint owner. The 4,000-square-foot property generated revenue of $141,000 or $35 per square foot, according to the most recent income and expense figures.

The property

The building with 4 residential units in Park Slope has 4,000 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 18 feet and is 95 feet deep with a total lot size of 1,780 square feet. The zoning is R6B which allows for up to 2 times floor area ratio (FAR) for residential with inclusionary housing. The property is in the Park Slope Historic District Extension II. The city-designated market value for the property in 2022 is $1.9 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 $25 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

On this tax block, PincusCo has identified the owners of two of the 14 commercial properties representing 12,650 square feet of the 86,997 square feet. The two identified owners are Nick Dellas and Harold Dixon.
There are no active new building construction projects on this tax block.

The majority, or 61 percent of the 86,997 square feet of built space are walkup buildings, with mixed-use buildings next occupying 39 percent of the space.

The buyer

The PincusCo database currently indicates that Eli Gottesdiener owned at least one commercial property with four residential units in New York City with 3,960 square feet and a city-determined market value of $2.6 million. (Market value is typically about 50% of actual value.) The portfolio consists of at least a single C3 property. It is located in Brooklyn.

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