Janusz Sendowski pays $13.5M for 5-unit walkup in West Village

Janusz Sendowski through the entity 280 W11, LLC paid $13.5 million t0 the entity Falklands East I, LLC for the five-unit residential walkup building (C2) at 280 West 11th Street in West Village, Manhattan. The expected use is cash flowing.
The deal closed on September 3, 2025 and was recorded on September 18, 2025. The property has 6,865 square feet of built space and 1,537 square feet of additional air rights for a total buildable of 8,393 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $1,966 and the price per buildable square foot is $1,608 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 signatories for the sellers were Michael Shopsin and Susannah Falk Lewis. The signatory for Janusz Sendowski was Janusz Sendowski. The contract date was April 11, 2025.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Janusz Sendowski purchased nine properties in eight transactions for a total of $125.5 million and has no record it sold any properties over the past 24 months.
The seller Michael Shopsin 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 Benjamin Falk, head officer and Michael Shopsin, officer. The business entities are Village Dwellings Inc. and Falklands East I Llc.

The property

The residential walkup building with 5 residential units in West Village has 6,865 square feet of built space and 1,537 square feet of additional air rights for a total buildable of 8,393 square feet according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 95 feet deep with a total lot size of 2,440 square feet. The lot is irregular. The zoning is C1-6 which allows for up to 2 times floor area ratio (FAR) for commercial and up to 3.44 times FAR for residential. The property is in the Greenwich Village Historic District. The city-designated market value for the property in 2022 is $10 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 $350 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 13 of the 26 commercial properties representing 110,629 square feet of the 205,178 square feet. The largest owner is Croman Real Estate, followed by S.W. Management and then Michael Murphy.
There are no active new building construction projects on this tax block.

The majority, or 70 percent of the 205,178 square feet of built space are walkup buildings, with elevator buildings next occupying 17 percent of the space.

The buyer

The PincusCo database currently indicates that Janusz Sendowski owned at least 12 commercial properties with 392 residential units in New York City with 470,796 square feet and a city-determined market value of $73 million. (Market value is typically about 50% of actual value.) The portfolio has $116.9 million in debt, with top three lenders as JPMorgan Chase, Deutsche Bank, and Bankwell Bank respectively. Within the portfolio, the bulk, or 75 percent of the 470,796 square feet of built space are elevator properties, with walkup properties next occupying 14 percent of the space. The bulk, or 77 percent of the built space, is in Manhattan, with Brooklyn next at 12 percent of the space.

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