Matthew Brauser pays $4.4M to TD Bank for 10-unit REO rental in Greenpoint

Matthew Balcer Brauser through the entity Zambrow One LLC paid $4.4 million to TD Bank for the 10-unit “real estate owned” residential elevator building (D7) at 186 Greenpoint Avenue in Greenpoint, Brooklyn. The expected use is cash flowing.
The deal closed on March 12, 2025 and was recorded on March 13, 2025. The property has 10,900 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $403 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 June 9, 2015, for $2.5 million. The signatory for TD Bank was Carol Farnsworth. The signatory for Matthew Balcer Brauser was Matthew Balcer Brauser. The contract date was February 10, 2025.
The former owner was Artur Piekarski, who borrowed $6 million from TD Bank in 2018. In 2020, the bank filed a pre-foreclosure action (520199/2020) and in April 2024 the bank took back the property.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Matthew Balcer Brauser had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller TD Bank had not purchased any other properties and had not sold any properties over the same time period. The 10,900-square-foot property generated revenue of $443,630 or $41 per square foot, according to the most recent income and expense figures.

The property

The residential elevator building with 10 residential units in Greenpoint has 10,900 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 112 feet deep with a total lot size of 3,725 square feet. The lot is irregular. 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 $2.6 million. The property has 8 rent regulated units according to city tax records from 2023.

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 not received any significant violations in the last year.

Development

For the tax lot building, it received its initial certificate of occupancy on January 15, 2019. 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 24 of the 31 commercial properties representing 125,350 square feet of the 161,426 square feet. The largest owner is Marian Parciak, followed by Anne Dorogoff and then Krzysztof Matyszczyk.
On the tax block, there were two new building construction projects totaling 7,636 square feet. The largest is a five-unit, 4,845 square-foot residential (R-2) building submitted by Chris Cielepak with plans filed October 18, 2021 and permitted December 19, 2024. The second largest is a two-unit, 2,791 square-foot residential (R-3) building submitted by Yoel Landau and filed by Yoel Landau with plans filed March 1, 2024 and permitted August 15, 2024.

The majority, or 89 percent of the 161,426 square feet of built space are walkup buildings, with elevator buildings next occupying 7 percent of the space.

The seller

The PincusCo database currently indicates that Td Bank owned at least one commercial property in New York City with 10,980 square feet and a city-determined market value of $4.7 million. (Market value is typically about 50% of actual value.) The portfolio consists of at least a single retail property. It is located in Bronx.

Direct link to Acris document. link