11-32 31st Avenue Condominium
11-32 31st Avenue, Queens, NY 11106
Overview
- Units
- 28 residential
- Subway
- 16 min walk to Broadway N W30 Av N W, 17 min
- Developer
- Mortar Group
- Principals
- Anthony Morena
- Average $/sf
- $1,255Homes in Schedule A, as first offered
- Common charges
- $203–$579 a monthSponsor's first-year estimate in Schedule A, July 1, 2024- June 30, 2025
- Offering price
- $32.6 million total $31.7 million when first offered
- Floor plans
- Page 54 of the plan
The sponsor of record is Npl Mortar LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 355 pages. The sponsor has filed 5 amendments, the latest in January 2025. The nearest other condo plan on file is 31st Avenue Condominiums, next door.
Plan CD230037 · New · accepted Oct 5, 2023 · AG record ↗
Compare
| Figure | This building1 | Siena228 units · 0.5 miaccepted 2023 | Mason Lic342 units · 1.1 miaccepted 2023 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.36Lowest | $0.70 | $0.76 |
| Average Offering PricePer Apartment | $1.11MAbove peers | $852,888 | $973,690 |
| Average PricePer Square Foot | $1,255In line | $1,217 | $1,375 |
| Property TaxesPer Square Foot / Month | $0.95Below peers | $1.08 | $1.07 |
| Average Unit SizeSquare Feet | 883 SFLargest | 701 SF | 708 SF |
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Unit mix, closings, budgets, finishes and the team, against Siena and Mason Lic, cited to the offering plans. No credit card required.
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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.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 29 of 29 |
| Closing prices vs. Schedule A29 homes: $28,472,455 at closing against $32,138,000 in Schedule A (p. 52, p. 53) | −11.4% |
| Average closing price29 homes, on their Schedule A square feet | $1,112 / SF |
| Closingsfirst and latest recorded | Nov 1, 2024 – Feb 6, 2026 |
Sales recorded with the Department of Finance (ACRIS) through Feb 28, 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 29 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 2C | Nov 1, 2024 | $740,000 | $815,000 p. 52 | −9.2% |
| PHB | Nov 1, 2024 | $1,465,000 | $1,545,000 p. 53 | −5.2% |
| 6C | Nov 8, 2024 | $838,000 | $890,000 p. 52 | −5.8% |
| 3C | Nov 12, 2024 | $778,000 | $840,000 p. 52 | −7.4% |
| 2A | Nov 15, 2024 | $658,000 | $745,000 p. 52 | −11.7% |
| 5A | Nov 21, 2024 | $765,724 | $780,000 p. 52 | −1.8% |
| 4B | Nov 22, 2024 | $1,320,000 | $1,385,000 p. 52 | −4.7% |
| PHA | Nov 25, 2024 | $779,000 | $790,000 p. 52 | −1.4% |
| 7C | Dec 13, 2024 | $850,000 | $900,000 p. 52 | −5.6% |
| 3B | Dec 23, 2024 | $1,287,548 | $1,365,000 p. 52 | −5.7% |
| 4A | Dec 30, 2024 | $662,881 | $765,000 p. 52 | −13.3% |
| 4D | Dec 30, 2024 | $1,017,232 | $1,285,000 p. 52 | −20.8% |
| 5B | Dec 30, 2024 | $1,206,626 | $1,395,000 p. 52 | −13.5% |
| 6B | Dec 30, 2024 | $1,237,174 | $1,415,000 p. 52 | −12.6% |
| 3A | Feb 18, 2025 | $651,680 | $750,000 p. 52 | −13.1% |
| 5D | Mar 20, 2025 | $1,160,000 | $1,295,000 p. 52 | −10.4% |
| PHD | Mar 21, 2025 | $1,490,000 | $1,535,000 p. 53 | −2.9% |
| 7A | May 12, 2025 | $730,000 | $815,000 p. 52 | −10.4% |
| 7D | Jun 12, 2025 | $1,205,000 | $1,345,000 p. 52 | −10.4% |
| PHC | Jun 13, 2025 | $661,863 | $848,000 p. 53 | −22% |
| 2B | Jun 16, 2025 | $1,226,991 | $1,360,000 p. 52 | −9.8% |
| 4C | Jun 27, 2025 | $608,425 | $860,000 p. 52 | −29.3% |
| 6A | Jun 27, 2025 | $696,483 | $795,000 p. 52 | −12.4% |
| 7B | Jun 30, 2025 | $1,382,429 | $1,440,000 p. 52 | −4% |
| 6D | Jul 16, 2025 | $1,140,440 | $1,325,000 p. 52 | −13.9% |
| 5C | Aug 1, 2025 | $778,961 | $880,000 p. 52 | −11.5% |
| 3D | Nov 25, 2025 | $1,030,000 | $1,275,000 p. 52 | −19.2% |
| 2D | Jan 26, 2026 | $1,015,000 | $1,255,000 p. 52 | −19.1% |
| 1A | Feb 6, 2026 | $1,090,000 | $1,445,000 p. 52 | −24.6% |
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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
- Npl Mortar LLC
- Developer
- Mortar GroupReported by web.archive.org
- Principals
- Anthony Morena
- Tax estimate
- MGNY ConsultingPrepared the first-year real estate tax projection
- Construction lender
- Popular Bank$14.7 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
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