Pam Tran pays $2.1M for retail in Boerum Hill

Pam Tran and Minh T. Tran through the entity Bmp III Ventures LLC paid $2.1 million to RW Real Estate Group through the entity WRB 280 Atlantic Ave., LLC for the retail condo at 280 Atlantic Avenue in Boerum Hill, Brooklyn. The expected use is cash flowing.
The deal closed on October 21, 2025 and was recorded on November 10, 2025. The property has 2,261 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $936 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 RW Real Estate Group and Oren Sauberman was David E. Levine . The signatory for Pam Tran and Minh T. Tran was Pam Tran. The contract date was July 17, 2025.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Pam Tran had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller RW Real Estate Group purchased four properties in four transactions for a total of $10.3 million and sold two properties in two transactions for a total of $15 million over the same time period.

The property

The retail condo in Boerum Hill has 2,261 square feet of built space according to a PincusCo analysis of city data. The parcel has a total lot size of 2,261 square feet. The city-designated market value for the property in 2022 is $447,600.

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

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot. On the tax lot, the most recent condominium plan was filed by WRB 280 ATLANTIC AVE., LLC to create 4 residential units and 1 commercial units in a building at 280 Atlantic Avenue in Boerum Hill, Brooklyn, called Phoenix Roz that has a $8.3 million sellout, according to an September 11, 2018 submission to the New York State Attorney General. The principals of the sponsor, WRB 280 ATLANTIC AVE., LLC, were Victor Perez and Oren Sauberman.

The neighborhood

In Boerum Hill, The bulk, or 32 percent of the 9 million square feet of commercial built space are elevator buildings, with mixed-use buildings next occupying 16 percent of the space. In sales, Boerum Hill has 2.3 times the average sales volume among other neighborhoods with $668.3 million in sales volume in the last two years and is the 8th highest in Brooklyn. For development, Boerum Hill has 1.6 times the average amount of major developments relative to other neighborhoods and is the 4th highest in Brooklyn. It had 2.3 million square feet of commercial and multi-family construction under development in the last two years, which represents 26 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of eight of the 12 commercial properties representing 145,518 square feet of the 159,885 square feet. The largest owner is Quinlan Development Group, followed by Renaissance Realty Group and then William L. Green.
On the tax block, there were two new building construction projects totaling 10,257 square feet. The largest is a 5,926 square-foot business (B) building submitted by Stuart Venner with plans filed October 2, 2017 and it has not been permitted yet. The second largest is a six-unit, 4,331 square-foot residential (R-2) building submitted by Moshe Katlowitz with plans filed October 11, 2018 and it has not been permitted yet.

The majority, or 49 percent of the 159,885 square feet of built space are retail buildings, with elevator buildings next occupying 31 percent of the space.

The seller

The PincusCo database currently indicates that Rw Real Estate Group owned at least five commercial properties with 87 residential units in New York City with 25,720 square feet and a city-determined market value of $5 million. (Market value is typically about 50% of actual value.) Within the portfolio, the bulk, or 69 percent of the 25,720 square feet of built space are retail properties, with development properties next occupying 31 percent of the space. The bulk, or 51 percent of the built space, is in Bronx, with Brooklyn next at 49 percent of the space.

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