THE CONDO BOOK PROJECT

Blossom Garden Condominium

134-28 Blossom Avenue, Queens, NY 11355

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Overview

Units
8 residential · 1 commercial
Subway
10 min walk to Flushing-Main St 7
Principals
Rong Dong
Average $/sf
$1,010Homes in Schedule A, as first offered
Common charges
$289–$354 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 - June 30, 2025
Offering price
$6.5 million total

The sponsor of record is 59 Bluebird Property LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 354 pages. The sponsor has filed 1 amendment, the latest in May 2024. The nearest other condo plan on file is Blossom Condominium, next door.

Plan CD230039 · New · accepted Jan 24, 2024 · AG record ↗

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FigureThis building13j210 units · 0.7 miaccepted 202342-98 Saull38 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.55In line$0.69$0.37
Average Offering PricePer Apartment$612,500Below peers$680,000$890,875
Average PricePer Square Foot$1,010Above peers$946$944
Property TaxesPer Square Foot / Month$0.37In line$0.51$0.22
Average Unit SizeSquare Feet606 SFSmallest719 SF944 SF

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Unit mix, closings, budgets, finishes and the team, against 3j and 42-98 Saull, 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 closed88% of the homes in Schedule A7 of 8
Closing prices vs. Schedule A7 homes: $3,939,611 at closing against $4,300,000 in Schedule A (p. 35)−8.4%
Average closing price7 homes, on their Schedule A square feet$926 / SF
Closingsfirst and latest recordedDec 11, 2024 – Nov 20, 2025

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 2025: 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 7 closings
HomeRecordedClosing priceSchedule ADifference
2ADec 11, 2024$672,045$650,000 p. 35+3.4%
3ADec 11, 2024$579,384$650,000 p. 35−10.9%
5AJan 22, 2025$590,585$550,000 p. 35+7.4%
4AMar 18, 2025$496,983$650,000 p. 35−23.5%
2BMay 6, 2025$610,950$600,000 p. 35+1.8%
5BAug 27, 2025$484,692$600,000 p. 35−19.2%
4BNov 20, 2025$504,972$600,000 p. 35−15.8%

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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.

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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
59 Bluebird Property LLC
Principals
Rong Dong
Tax estimate
Berish LichtmanPrepared the first-year real estate tax projection
Construction lender
Metro City Bank

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

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