10-42 Condominium
10-42 47th Road, Queens, NY 11101
Overview
- Units
- 4 residential
- Subway
- 4 min walk to Vernon Blvd-Jackson Av 721 St G, 4 min
- Average $/sf
- $1,278Homes in Schedule A, as first offered
- Common charges
- $341–$448 a monthSponsor's first-year estimate in Schedule A, June 1, 2019 - May 31, 2020
- Offering price
- $5.78 million total $5.47 million when first offered
- Floor plans
- Page 4 of the plan
The sponsor of record is Salm Properties LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 270 pages. The sponsor has filed 2 amendments, the latest in April 2019. The nearest other condo plan on file is Corner At Eleven Condominium, next door.
Plan CD180190 · New · accepted Jan 24, 2019 · AG record ↗
Compare
| Figure | This building1 | Vernon II26 units · 0.2 miaccepted 2018 | 21-2236 units · 0.3 miaccepted 2018 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.34In line | $0.46 | $0.34 |
| Average Offering PricePer Apartment | $1.44MHighest | $1.12M | $995,833 |
| Average PricePer Square Foot | $1,278In line | $1,225 | $1,315 |
| Property TaxesPer Square Foot / Month | $0.94Below peers | $1.07 | $0.95 |
| Average Unit SizeSquare Feet | 1,126 SFLargest | 918 SF | 757 SF |
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See the Full Comp
Unit mix, closings, budgets, finishes and the team, against Vernon II and 21-22, cited to the offering plans. No credit card required.
Create a free accountHow We Got This
- Comps: the closest Queens plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 4 of 4 |
| Closing prices vs. Schedule A4 homes: $5,592,378 at closing against $5,755,000 in Schedule A (p. 35) | −2.8% |
| Average closing price4 homes, on their Schedule A square feet | $1,242 / SF |
| Closingsfirst and latest recorded | Oct 29, 2019 – Dec 4, 2019 |
Sales recorded with the Department of Finance (ACRIS) through Feb 28, 2022: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 4 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 3 | Oct 29, 2019 | $1,195,000 | $1,275,000 p. 35 | −6.3% |
| 1 | Oct 31, 2019 | $1,475,000 | $1,520,000 p. 35 | −3% |
| 2 | Nov 1, 2019 | $1,725,934 | $1,675,000 p. 35 | +3% |
| 4 | Dec 4, 2019 | $1,196,444 | $1,285,000 p. 35 | −6.9% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- Salm Properties LLC
- Counsel
- Tsyngauz & Associates, P.C.
- Tax estimate
- AVA Expediting Inc.Prepared the first-year real estate tax projection
- Construction lender
- Valley National Bank$15.8 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Corner At Eleven Condominiumnext door · 22 units · 2015
- 10-27 47th Road Condominiumnext door · 3 units · 2017
- The Arco Condominiumnext door · 22 units · 11 parking
- 10-18 47th Avenue Condominiumnext door · 2 units · 2017
- Badge Buildingnext door · 44 units · 2006
- 47-09 Vernon Boulevard Condominiumnext door · 7 units