THE CONDO BOOK PROJECT

Pople Manor Condominium

132-36 Pople Avenue, Queens, NY 11354

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Overview

Units
37 residential · 20 parking
Subway
11 min walk to Flushing-Main St 7
Principals
Yan Jin Li, Jian Shan Zheng, Yu Feng Chen, Zhong Guan Zheng
Average $/sf
$568Homes in Schedule A, as first offered
Common charges
$149–$379 a monthSponsor's first-year estimate in Schedule A, November 1, 2010 to October 31, 2011
Offering price
$16.8 million total

The sponsor of record is Pople Properties Inc., represented by Law Offices Of William X. Zou. The offering plan runs 334 pages. The sponsor has filed 3 amendments, the latest in September 2011. The nearest other condo plan on file is Shangri-La Ii Condominium, next door.

Plan CD100111 · New · accepted Jul 15, 2010 · AG record ↗

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FigureThis building1Queens Mansion230 units · 2.8 miaccepted 2013Tri-Crown324 units · 1.8 miaccepted 2007
Common ChargesPer Square Foot / Month$0.31Highest$0.15$0.11
Average Offering PricePer Apartment$403,265In line$505,727$376,667
Average PricePer Square Foot$568Above peers$512$398
Property TaxesPer Square Foot / Month$0.04Lowest$0.08$0.07
Average Unit SizeSquare Feet711 SFSmallest987 SF946 SF

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Unit mix, closings, budgets, finishes and the team, against Queens Mansion and Tri-Crown, cited to the offering plans. No credit card required.

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How 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.

Closings Pro

Homes closed100% of the homes in Schedule A40 of 40
Closing prices vs. Schedule A40 homes: $12,677,213 at closing against $16,130,604 in Schedule A (p. 31, p. 32)−21.4%
Average closing price40 homes, on their Schedule A square feet$446 / SF
Closingsfirst and latest recordedFeb 16, 2011 – Feb 12, 2013

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 40 closings
HomeRecordedClosing priceSchedule ADifference
1CFeb 16, 2011$278,850$268,824 p. 31+3.7%
1DFeb 16, 2011$344,760$343,896 p. 31+0.3%
1EFeb 16, 2011$329,550$343,896 p. 31−4.2%
3AFeb 16, 2011$380,250$507,909 p. 31−25.1%
3FFeb 16, 2011$314,340$317,883 p. 32−1.1%
3HFeb 16, 2011$517,271$507,909 p. 32+1.8%
4DMar 4, 2011$302,172$379,719 p. 32−20.4%
4AMar 9, 2011$354,900$527,827 p. 32−32.8%
3DMar 14, 2011$324,480$365,390 p. 31−11.2%
3EMar 14, 2011$357,942$365,390 p. 31−2%
2HMar 31, 2011$471,510$497,950 p. 31−5.3%
4GApr 8, 2011$430,950$451,640 p. 32−4.6%
1FApr 14, 2011$329,550$299,184 p. 31+10.1%
1GApr 18, 2011$385,320$409,032 p. 31−5.8%
3GApr 21, 2011$430,950$434,597 p. 32−0.8%
2EMay 17, 2011$395,460$358,225 p. 31+10.4%
2CMay 23, 2011$304,200$362,250 p. 31−16%
3CMay 23, 2011$314,340$369,495 p. 31−14.9%
4BMay 24, 2011$283,920$379,109 p. 32−25.1%
4CMay 24, 2011$304,200$383,985 p. 32−20.8%
2BMay 26, 2011$283,920$357,650 p. 31−20.6%
2GMay 26, 2011$314,340$426,075 p. 31−26.2%
4FJun 6, 2011$253,500$330,349 p. 32−23.3%
3BJun 9, 2011$304,200$364,803 p. 31−16.6%
2AJul 21, 2011$471,510$497,950 p. 31−5.3%
1BJul 25, 2011$192,660$267,168 p. 31−27.9%
2FAug 12, 2011$344,760$311,650 p. 31+10.6%
2DAug 24, 2011$388,362$358,225 p. 31+8.4%
5BSep 14, 2011$342,732$455,655 p. 32−24.8%
1AJan 18, 2012$314,340$478,032 p. 31−34.2%
1HJan 18, 2012$314,340$478,032 p. 31−34.2%
5CJan 24, 2012$207,870$423,460 p. 32−50.9%
4EFeb 3, 2012$238,290$379,719 p. 32−37.2%
5AFeb 3, 2012$324,480$503,442 p. 32−35.5%
M1Feb 7, 2012$301,212$489,200 p. 31−38.4%
BAFeb 15, 2012$101,400$372,600 p. 31−72.8%
M2Feb 15, 2012$152,100$447,200 p. 31−66%
4HFeb 17, 2012$101,400$527,827 p. 32−80.8%
M3Feb 17, 2012$152,100$364,000 p. 31−58.2%
5DFeb 12, 2013$418,782$423,460 p. 32−1.1%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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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
Pople Properties Inc.
Principals
Yan Jin Li, Jian Shan Zheng, Yu Feng Chen, Zhong Guan Zheng
Tax estimate
Kwong Licensed Real Estate BrokerPrepared the first-year real estate tax projection

From our research: Do NYC Developers Rehire the Same Firms?

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