Vadem Brodsky pays Jacob Rybner $5.8M for five-unit walkup in Carroll Gardens

Vadem Brodsky through the entity 39 Ventures LLC paid Jacob Rybner $5.8 million for the five-unit walkup building (C2) at 71 1st Place in Carroll Gardens, Brooklyn. The purchase was an entity-level acquisition, not the fee, but Brodsky now controls the property.
The deal closed on December 12, 2025 and was recorded on December 18, 2025. The property has 6,400 square feet of built space and 1,100 square feet of additional air rights for a total buildable of 7,500 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $898 and the price per buildable square foot is $766 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 September 9, 2025, for $5.7 million from members of the Gambino and Nuzzolo families.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Vadem Brodsky purchased four properties in four transactions for a total of $26 million and sold one property in one transaction for a total of $8.8 million over the past 24 months.
The seller Jacob Rybner 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 Victoria Arico, head officer and Christopher Nuzzolo, officer. The 6,400-square-foot property generated revenue of $264,320 or $41 per square foot, according to the most recent income and expense figures.

The property

The residential walkup building with 5 residential units in Carroll Gardens has 6,400 square feet of built space and 1,100 square feet of additional air rights for a total buildable of 7,500 square feet according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 100 feet deep with a total lot size of 2,500 square feet. The zoning is R6A which allows for up to 3 times floor area ratio (FAR) for residential with inclusionary housing. The city-designated market value for the property in 2022 is $3.6 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 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.

The block

On this tax block, PincusCo has identified the owners of five of the 22 commercial properties representing 24,897 square feet of the 101,810 square feet. The largest owner is Michael Pirrone, followed by Jacob Rybner and then Josephine Gentile.
There are no active new building construction projects on this tax block.

The majority, or 65 percent of the 101,810 square feet of built space are walkup buildings, with mixed-use buildings next occupying 27 percent of the space.

The seller

The PincusCo database currently indicates that Jacob Rybner owned at least one commercial property with five residential units in New York City with 6,400 square feet and a city-determined market value of $2.5 million. (Market value is typically about 50% of actual value.) The portfolio has $8.1 million in debt, borrowed from S3 Capital. The portfolio consists of at least a single walkup property. It is located in Brooklyn.

The buyer

The PincusCo database currently indicates that Vadem Brodsky owned at least 12 commercial properties with 96 residential units in New York City with 93,197 square feet and a city-determined market value of $26.9 million. (Market value is typically about 50% of actual value.) The portfolio has $107.4 million in debt, with top three lenders as S3 Capital, Arbor Realty Trust, and Investors Bank respectively. Within the portfolio, the bulk, or 43 percent of the 93,197 square feet of built space are elevator properties, with walkup properties next occupying 20 percent of the space. They are all located in Brooklyn.

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