THE CONDO BOOK PROJECT

1435 Broadway Condominium

1435 Broadway, Queens, NY 11106

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Overview

Units
12 residential
Subway
10 min walk to Broadway N W30 Av N W, 16 min
Developer
Rubin Development and Construction
Principals
Joseph Rubin
Average $/sf
$1,230Homes in Schedule A, as first offered
Common charges
$511–$1,255 a monthSponsor's first-year estimate in Schedule A, August 1, 2024 – July 31, 2025
Offering price
$11.4 million total $13.7 million when first offered

The sponsor of record is Roz Broadway Lic LLC, represented by Jeffrey Zwick & Associates, PC. The offering plan runs 321 pages. The sponsor has filed 3 amendments, the latest in August 2026. The nearest other condo plan on file is 1425 Broadway Condominium, next door.

Plan CD240028 · New · accepted Jul 15, 2024 · AG record ↗

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FigureThis building1Frame Astoria220 units · 0.4 miaccepted 2024Tower 28313 units · 0.8 miaccepted 2023
Common ChargesPer Square Foot / Month$0.88In line$0.68$0.91
Average Offering PricePer Apartment$954,167Above peers$849,536$716,400
Average PricePer Square Foot$1,230Below peers$1,280$1,303
Property TaxesPer Square Foot / Month$0.48Lowest$1.34$1.16
Average Unit SizeSquare Feet776 SFLargest664 SF550 SF

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Unit mix, closings, budgets, finishes and the team, against Frame Astoria and Tower 28, 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 closed50% of the homes in Schedule A6 of 12
Closing prices vs. Schedule A6 homes: $5,526,683 at closing against $5,900,000 in Schedule A (p. 30)−6.3%
Average closing price6 homes, on their Schedule A square feet$1,142 / SF
Closingsfirst and latest recordedApr 28, 2025 – Dec 18, 2025

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 6 closings
HomeRecordedClosing priceSchedule ADifference
2BApr 28, 2025$651,680$750,000 p. 30−13.1%
6AApr 28, 2025$830,000$750,000 p. 30+10.7%
7AApr 29, 2025$1,395,003$1,500,000 p. 30−7%
3BJun 12, 2025$735,000$800,000 p. 30−8.1%
4AJun 27, 2025$700,000$750,000 p. 30−6.7%
1ADec 18, 2025$1,215,000$1,350,000 p. 30−10%

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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
Roz Broadway Lic LLC
Developer
Rubin Development and Construction
Principals
Joseph Rubin
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection
Construction lender
Ibi Sbl Investment LPLender on the mortgage and building loan agreement recorded June 2024 in ACRIS; $6.7 million recorded

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

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