Moses Neuman, Melissa Goldberger pay $2.8M for redevelopment site in Pelham Gardens

Moses Neuman and Melissa Goldberger through the entity 2440 Esplande Ave LLC paid $2.8 million to Mordechai Krausz through the entity 2440 Esplanade, LLC for the specialty building (M1) at 2440 Esplanade Avenue in Pelham Gardens, Bronx. The expected use is ground up development.
On the lot, there is an active major alteration project, X01355953, for a 70-unit, 24,448 square-foot residential (R-2) building submitted by Moses Neuman with plans filed February 12, 2026 and it has not been permitted yet.
The deal closed on March 4, 2026 and was recorded on March 16, 2026. The property has 10,837 square feet of built space and 1,870 square feet of additional air rights for a total buildable of 12,750 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $260 and the price per buildable square foot is $221 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 May 28, 2015, for $1.2 million. The signatory for Mordechai Krausz was Mordechai Krausz. The signatory for Moses Neuman and Melissa Goldberger was Moses Neuman. The contract date was February 26, 2026.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has no record that the buyer Moses Neuman had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Mordechai Krausz had not purchased any other properties and sold one property in one transaction for a total of $7 million over the same time period.

The property

The specialty building in Pelham Gardens has 10,837 square feet of built space and 1,870 square feet of additional air rights for a total buildable of 12,750 square feet according to a PincusCo analysis of city data. The parcel has frontage of 216 feet and is 100 feet deep with a total lot size of 17,000 square feet. The lot is irregular. The zoning is R4 which allows for up to 0.75 times floor area ratio (FAR) for residential. The city-designated market value for the property in 2022 is $1.8 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 DOB violation, $2,530 in ECB penalties, and $5,910 in OATH penalties in the last year.

Development

The neighborhood

In Pelham Gardens, The majority, or 56 percent of the 1.7 million square feet of commercial built space are specialty buildings, with retail buildings next occupying 16 percent of the space. In sales, Pelham Gardens has the 44th highest sale turnover among other neighborhoods in Bronx with $8.4 million in sales volume in the last two years. For development, Pelham Gardens has had very little major development activity relative to other neighborhoods.It had -10,762 square feet of commercial and multi-family construction under development in the last two years, which represents -0.62 percent of the neighborhood’s built space.

The block

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

All properties are development.

The buyer

The PincusCo database currently indicates that Moses Neuman owned at least eight commercial properties with 132 residential units in New York City with 105,493 square feet and a city-determined market value of $12 million. (Market value is typically about 50% of actual value.) The portfolio has $10.7 million in debt, borrowed from Greystone & Co. and Hirshmark Capital. Within the portfolio, all identified are walkup properties. They are all located in Brooklyn.

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