Greenbrook Partners pays $2.3M for 3-family in Gowanus

Greenbrook Partners through the entity 93 3 St, LLC paid $2.3 million for the three-unit building (C0) at 93 3rd Street in Gowanus, Brooklyn. The expected use is cash flowing.
The deal closed on August 28, 2025 and was recorded on September 11, 2025. The property has 2,508 square feet of built space and 1,098 square feet of additional air rights for a total buildable of 3,600 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $927 and the price per buildable square foot is $645 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 Gayann Puleo was Gayann A. Puleo . The signatory for Greenbrook Partners was Gregory Fournier . The contract date was June 20, 2025.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Greenbrook Partners purchased 80 properties in 77 transactions for a total of $325.8 million and sold 23 properties in 23 transactions for a total of $136.9 million over the past 24 months.
The seller Gayann Puleo had not purchased any other properties and had not sold any properties over the same time period.

The property

The 1-4 family building with 3 residential units in Gowanus has 2,508 square feet of built space and 1,098 square feet of additional air rights for a total buildable of 3,600 square feet according to a PincusCo analysis of city data. The parcel has frontage of 20 feet and is 90 feet deep with a total lot size of 1,800 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 $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 $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 block

On this tax block, PincusCo has identified the owners of one of the five commercial properties representing 7,240 square feet of the 27,790 square feet. The identified owner is John Hlad.
On the tax block, there was one new building construction project filed totaling 5,687 square feet. It is a eight-unit, 5,687 square-foot residential (R-2) building submitted by Yvonne Lewis with plans filed November 15, 2018 and it has not been permitted yet.

The majority, or 48 percent of the 27,790 square feet of built space are walkup buildings, with industrial buildings next occupying 26 percent of the space.

The buyer

The PincusCo database currently indicates that Greenbrook Partners owned at least 342 commercial properties with 1,677 residential units in New York City with 1,521,723 square feet and a city-determined market value of $509.9 million. (Market value is typically about 50% of actual value.) The portfolio has $358 million in debt, with top three lenders as Invesco Real Estate, Rialto Capital Management, and MP Real Estate Capital respectively. Within the portfolio, the bulk, or 47 percent of the 1,521,723 square feet of built space are walkup properties, with C0 properties next occupying 13 percent of the space. The bulk, or 96 percent of the built space, is in Brooklyn, with Queens next at 4 percent of the space.

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