THE CONDO BOOK PROJECT

Stratford Condominium

136-05 Booth Memorial Avenue, Queens, NY 11355

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Overview

Units
7 residential · 7 parking
Subway
21 min walk to Flushing-Main St 7Mets-Willets Point 7, 25 min
Principals
Marc Pescatore, Paul Pescatore, Piero Pescatore
Average $/sf
$1,005Homes in Schedule A, as first offered
Offering price
$6.14 million total

The sponsor of record is Blackrock Group LLC, represented by The Law Office Of Jay Lichtman, PC. The offering plan runs 355 pages. The sponsor has filed 2 amendments, the latest in July 2026. The nearest other condo plan on file is Booth Park Condominium, next door.

Plan CD210309 · New · accepted May 25, 2022 · AG record ↗

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FigureThis building1Lian Feng211 units · 1.2 miaccepted 2023Blossom Garden38 units · 0.4 miaccepted 2024
Common ChargesPer Square Foot / Month$0.47 ⚠In line$0.47$0.55
Average Offering PricePer Apartment$817,857In line$846,350$612,500
Average PricePer Square Foot$1,005In line$955$1,010
Average Unit SizeSquare Feet814 SFIn line886 SF606 SF

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Unit mix, closings, budgets, finishes and the team, against Lian Feng and Blossom Garden, 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.

⚠ Read from a partly legible Schedule B.

Closings Pro

Homes closed71% of the homes in Schedule A5 of 7
Closing prices vs. Schedule A5 homes: $3,262,940 at closing against $4,050,000 in Schedule A (p. 35)−19.4%
Average closing price5 homes, on their Schedule A square feet$863 / SF
Closingsfirst and latest recordedNov 18, 2022 – Oct 27, 2025

Sales recorded with the Department of Finance (ACRIS) through Nov 30, 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 5 closings
HomeRecordedClosing priceSchedule ADifference
1BNov 18, 2022$608,914$800,000 p. 35−23.9%
1CNov 30, 2022$634,370$800,000 p. 35−20.7%
1AMar 21, 2023$621,133$800,000 p. 35−22.4%
2AOct 24, 2025$661,863$825,000 p. 35−19.8%
2BOct 27, 2025$736,661$825,000 p. 35−10.7%

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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
Blackrock Group LLC
Principals
Marc Pescatore, Paul Pescatore, Piero Pescatore
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection

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

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