Badge Building
10-55 47th Avenue, Queens, NY 11101
Overview
- Units
- 44 residential
- Subway
- 3 min walk to 21 St GVernon Blvd-Jackson Av 7, 4 min
- Developer
- Shuster Management LLC
- Principals
- Eyal Shuster, Martin Mandel, Tibi Zicherman
- Average $/sf
- $585Homes in Schedule A, as first offered
- Offering price
- $26.6 million total
- Floor plans
- Pages 184–185 of the plan
The sponsor of record is Badge Development LLC, represented by Gary Rosen Law Firm, P.C.. The offering plan runs 446 pages. The sponsor has filed 15 amendments, the latest in July 2008. The nearest other condo plan on file is Casa Vizcaya Condominium, next door.
Plan CD050674 · New · accepted Jun 6, 2006 · AG record ↗
Compare
| Figure | This building1 | 10-50 Jackson237 units · 0.2 miaccepted 2007 | 23-23330 units · 1.9 miaccepted 2007 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.66In line | $0.64 | $0.90 |
| Average Offering PricePer Apartment | $604,545Above peers | $543,757 | $400,567 |
| Average PricePer Square Foot | $585Below peers | $652 | $610 |
| Average Unit SizeSquare Feet | 1,034 SFLargest | 834 SF | 657 SF |
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Unit mix, closings, budgets, finishes and the team, against 10-50 Jackson and 23-23, cited to the offering plans. No credit card required, and it also connects to ChatGPT and Claude, with limited access.
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- 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.
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Units & Prices
Closings Pro
| Homes closed98% of the homes in Schedule A | 43 of 44 |
| Closing prices vs. Schedule A42 homes: $26,587,943 at closing against $24,830,000 in Schedule A (p. 25, p. 26) | +7.1% |
| Average closing price42 homes, on their Schedule A square feet | $619 / SF |
| Closingsfirst and latest recorded | Nov 27, 2007 – Nov 19, 2008 |
Sales recorded with the Department of Finance (ACRIS) through Sep 30, 2026: 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 43 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 8-PH A | Nov 27, 2007 | $992,794 | $800,000 p. 26 | +24.1% |
| 1D | Nov 29, 2007 | $875,695 | $740,000 p. 25 | +18.3% |
| 1C | Nov 30, 2007 | $571,238 | $450,000 p. 25 | +26.9% |
| 5A | Nov 30, 2007 | $501,930 | $480,000 p. 26 | +4.6% |
| 2A | Dec 3, 2007 | $544,764 | $460,000 p. 25 | +18.4% |
| 4A | Dec 3, 2007 | $544,764 | $460,000 p. 25 | +18.4% |
| 4D | Dec 4, 2007 | $784,053 | $630,000 p. 25 | +24.5% |
| 5C | Dec 4, 2007 | $748,414 | $610,000 p. 26 | +22.7% |
| 6-PH A | Dec 10, 2007 | $1,094,619 | $930,000 p. 26 | +17.7% |
| 6-PH B | Dec 10, 2007 | $992,794 | $950,000 p. 26 | +4.5% |
| 2D | Dec 11, 2007 | $870,604 | $770,000 p. 25 | +13.1% |
| 1A | Dec 12, 2007 | $471,510 | $450,000 p. 25 | +4.8% |
| 2C | Dec 17, 2007 | $213,333 | $550,000 p. 25 | −61.2% |
| 2F | Dec 17, 2007 | $213,333 | $580,000 p. 25 | −63.2% |
| 4B | Dec 17, 2007 | $213,333 | $610,000 p. 25 | −65% |
| 4C | Dec 17, 2007 | $213,333 | $570,000 p. 25 | −62.6% |
| 4F | Dec 17, 2007 | $213,333 | $520,000 p. 25 | −59% |
| 5B | Dec 17, 2007 | $213,333 | $660,000 p. 26 | −67.7% |
| 2E | Dec 19, 2007 | $661,863 | $520,000 p. 25 | +27.3% |
| 2H | Jan 2, 2008 | $491,790 | $400,000 p. 25 | +22.9% |
| 3H | Jan 3, 2008 | $534,581 | $430,000 p. 25 | +24.3% |
| 2B | Jan 4, 2008 | $596,657 | $590,000 p. 25 | +1.1% |
| 3F | Jan 4, 2008 | $636,406 | $500,000 p. 25 | +27.3% |
| 4G | Jan 4, 2008 | $636,406 | $480,000 p. 25 | +32.6% |
| 3G | Jan 9, 2008 | $626,224 | $470,000 p. 25 | +33.2% |
| 6F | Jan 10, 2008 | $941,881 | $730,000 p. 26 | +29% |
| 2G | Jan 16, 2008 | $570,220 | $460,000 p. 25 | +24% |
| 5E | Jan 16, 2008 | $784,053 | $710,000 p. 26 | +10.4% |
| 7E | Jan 18, 2008 | $926,608 | $730,000 p. 26 | +26.9% |
| 5H | Jan 22, 2008 | $560,038 | $450,000 p. 26 | +24.5% |
| 6H | Jan 25, 2008 | $544,764 | $460,000 p. 26 | +18.4% |
| 7H | Jan 25, 2008 | $554,946 | $470,000 p. 26 | +18.1% |
| 3E | Jan 29, 2008 | $539,673 | $440,000 p. 25 | +22.7% |
| 4H | Feb 15, 2008 | $570,220 | $440,000 p. 25 | +29.6% |
| 4E | Feb 20, 2008 | $585,494 | $460,000 p. 25 | +27.3% |
| 8-PH H | Mar 4, 2008 | $748,414 | $600,000 p. 26 | +24.7% |
| 8-PH B | Apr 12, 2008 | $925,000 | $840,000 p. 26 | +10.1% |
| 8PHI | Apr 12, 2008 | $1,925,000 | — | — |
| 7F | May 16, 2008 | $916,425 | $750,000 p. 26 | +22.2% |
| 1B | May 22, 2008 | $605,859 | $480,000 p. 25 | +26.2% |
| 5D | Jul 3, 2008 | $824,783 | $710,000 p. 26 | +16.2% |
| 6E | Nov 4, 2008 | $758,596 | $720,000 p. 26 | +5.4% |
| 5F | Nov 19, 2008 | $773,870 | $770,000 p. 26 | +0.5% |
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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page, here and in ChatGPT or Claude.
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
- Badge Development LLC
- Developer
- Shuster Management LLC
- Principals
- Eyal Shuster, Martin Mandel, Tibi Zicherman
- Counsel
- Gary Rosen Law Firm, P.C.
- Tax estimate
- Tuchman, Katz, Schwartz, Gelles, Korngold & Weiss, LLPPrepared the first-year real estate tax projection
- Construction lender
- TD Bank$8 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
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