THE CONDO BOOK PROJECT

Flushing Garden Condominium

144-27 Sanford Avenue, Queens, NY 11355

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Overview

Units
131 residential · 66 parking
Subway
12 min walk to Flushing-Main St 7
Principals
Cun Long Chen, Xin Xiang Lin
Average $/sf
$1,056Homes in Schedule A, as first offered
Common charges
$245–$573 a monthSponsor's first-year estimate in Schedule A, July 1, 2021 - June 30, 2022
Offering price
$101.7 million total

The sponsor of record is Rong Xin Sanford Realty LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 394 pages. The sponsor has filed 3 amendments, the latest in June 2023. The nearest other condo plan on file is 33 Parson Plaza Condominium, next door.

Plan CD200137 · New · accepted Apr 21, 2021 · AG record ↗

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FigureThis building1Parkview280 units · 1 miaccepted 202035th369 units · 0.7 miaccepted 2023
Common ChargesPer Square Foot / Month$0.58Above peers$0.57$0.45
Average Offering PricePer Apartment$656,794Below peers$795,796$687,197
Average PricePer Square Foot$1,056In line$1,004$1,100
Property TaxesPer Square Foot / Month$0.68In line$0.97$0.39
Average Unit SizeSquare Feet622 SFSmaller793 SF625 SF

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Unit mix, closings, budgets, finishes and the team, against Parkview and 35th, 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 A131 of 131
Closing prices vs. Schedule A131 homes: $80,628,044 at closing against $86,040,000 in Schedule A (p. 52, p. 53, p. 54, p. 55)−6.3%
Average closing price131 homes, on their Schedule A square feet$989 / SF
Closingsfirst and latest recordedMar 11, 2022 – Feb 11, 2026

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 139 closings
HomeRecordedClosing priceSchedule ADifference
6KMar 11, 2022$957,155$910,000 p. 54+5.2%
2QMar 25, 2022$486,720$565,000 p. 52−13.9%
3FMar 25, 2022$722,958$685,000 p. 52+5.5%
5CMar 25, 2022$512,180$505,000 p. 53+1.4%
3JMar 28, 2022$595,485$525,000 p. 52+13.4%
5QMar 28, 2022$628,453$590,000 p. 53+6.5%
2FMar 29, 2022$507,000$680,000 p. 52−25.4%
3OMar 29, 2022$572,070$580,000 p. 52−1.4%
4BMar 29, 2022$462,384$500,000 p. 53−7.5%
6JMar 29, 2022$519,308$540,000 p. 54−3.8%
2MMar 30, 2022$549,855$590,000 p. 52−6.8%
4GMar 30, 2022$659,826$700,000 p. 53−5.7%
6NMar 30, 2022$753,505$800,000 p. 54−5.8%
3LMar 31, 2022$773,870$695,000 p. 52+11.3%
4CMar 31, 2022$446,160$500,000 p. 53−10.8%
4MMar 31, 2022$748,414$610,000 p. 53+22.7%
4PMar 31, 2022$476,580$450,000 p. 53+5.9%
4QMar 31, 2022$651,680$585,000 p. 53+11.4%
7FMar 31, 2022$682,228$705,000 p. 54−3.2%
2BApr 1, 2022$425,880$480,000 p. 52−11.3%
5NApr 5, 2022$834,965$795,000 p. 53+5%
7LApr 6, 2022$712,775$715,000 p. 54−0.3%
2RApr 7, 2022$743,323$780,000 p. 52−4.7%
4FApr 7, 2022$610,950$690,000 p. 53−11.5%
5DApr 7, 2022$834,965$760,000 p. 53+9.9%
5JApr 7, 2022$493,311$535,000 p. 53−7.8%
5RApr 8, 2022$797,290$805,000 p. 53−1%
6RApr 8, 2022$753,505$810,000 p. 54−7%
SC-1Apr 8, 2022$11,016,480——
SC-2Apr 8, 2022$11,016,480——
SC-3Apr 8, 2022$11,016,480——
SC-4Apr 8, 2022$11,016,480——
SC-5Apr 8, 2022$11,016,480——
SC-6Apr 8, 2022$11,016,480——
SC-7Apr 8, 2022$11,016,480——
SC-8Apr 8, 2022$11,016,480——
2CApr 11, 2022$446,160$480,000 p. 52−7%
2JApr 11, 2022$481,650$500,000 p. 52−3.7%
5OApr 11, 2022$580,403$590,000 p. 53−1.6%
5SApr 12, 2022$600,768$625,000 p. 53−3.9%
7IApr 12, 2022$491,790$620,000 p. 54−20.7%
3RApr 13, 2022$738,231$795,000 p. 52−7.1%
5LApr 14, 2022$692,410$705,000 p. 53−1.8%
5PApr 14, 2022$456,300$455,000 p. 53+0.3%
8FApr 15, 2022$682,228$705,000 p. 55−3.2%
2GApr 18, 2022$753,505$680,000 p. 52+10.8%
7OApr 18, 2022$661,863$600,000 p. 54+10.3%
5MApr 19, 2022$677,136$615,000 p. 53+10.1%
8HApr 19, 2022$656,771$695,000 p. 55−5.5%
3BApr 20, 2022$441,090$495,000 p. 52−10.9%
4OApr 20, 2022$636,406$585,000 p. 53+8.8%
7JApr 20, 2022$501,930$545,000 p. 54−7.9%
3MApr 22, 2022$605,859$605,000 p. 52+0.1%
4EApr 22, 2022$588,549$620,000 p. 53−5.1%
4JApr 22, 2022$486,720$530,000 p. 53−8.2%
5EApr 22, 2022$590,585$625,000 p. 53−5.5%
6SApr 22, 2022$610,950$630,000 p. 54−3%
6EApr 25, 2022$534,581$630,000 p. 54−15.1%
5IApr 27, 2022$598,731$610,000 p. 53−1.8%
6IApr 27, 2022$616,041$615,000 p. 54+0.2%
4SApr 28, 2022$641,498$620,000 p. 53+3.5%
5GApr 28, 2022$610,950$705,000 p. 53−13.3%
6DMay 3, 2022$784,053$765,000 p. 54+2.5%
6HMay 3, 2022$649,644$690,000 p. 54−5.8%
2NMay 4, 2022$763,688$770,000 p. 52−0.8%
3EMay 4, 2022$524,399$615,000 p. 52−14.7%
8EMay 5, 2022$605,859$635,000 p. 55−4.6%
3GMay 6, 2022$697,501$695,000 p. 52+0.4%
5BMay 6, 2022$524,399$505,000 p. 53+3.8%
4IMay 9, 2022$595,676$605,000 p. 53−1.5%
8LMay 10, 2022$799,326$715,000 p. 55+11.8%
2LMay 11, 2022$661,863$680,000 p. 52−2.7%
8DMay 11, 2022$748,414$770,000 p. 55−2.8%
2OMay 13, 2022$501,930$565,000 p. 52−11.2%
7GMay 13, 2022$646,589$715,000 p. 54−9.6%
3HMay 16, 2022$636,406$675,000 p. 52−5.7%
4LMay 16, 2022$685,282$700,000 p. 53−2.1%
4RMay 17, 2022$743,323$800,000 p. 53−7.1%
7MMay 19, 2022$712,775$625,000 p. 54+14%
4DMay 20, 2022$655,000$755,000 p. 53−13.2%
3NMay 23, 2022$738,231$785,000 p. 52−6%
5FMay 23, 2022$707,684$695,000 p. 53+1.8%
7DMay 23, 2022$789,144$770,000 p. 54+2.5%
7NMay 23, 2022$855,330$805,000 p. 54+6.3%
3PMay 25, 2022$420,810$445,000 p. 52−5.4%
7HMay 25, 2022$656,771$695,000 p. 54−5.5%
6CMay 26, 2022$469,482$510,000 p. 54−7.9%
6LMay 31, 2022$545,702$710,000 p. 54−23.1%
7EMay 31, 2022$554,946$635,000 p. 54−12.6%
8IJun 3, 2022$608,914$620,000 p. 55−1.8%
4NJun 6, 2022$904,206$790,000 p. 53+14.5%
6GJun 6, 2022$722,958$710,000 p. 54+1.8%
2PJun 10, 2022$427,380$440,000 p. 52−2.9%
6MJun 14, 2022$501,930$620,000 p. 54−19%
5HJun 15, 2022$575,311$685,000 p. 53−16%
8NJun 17, 2022$870,604$775,000 p. 55+12.3%
7SJun 20, 2022$600,000$635,000 p. 54−5.5%
3QJun 22, 2022$572,257$580,000 p. 52−1.3%
8AJun 22, 2022$748,414$720,000 p. 54+3.9%
5KJun 24, 2022$865,513$905,000 p. 53−4.4%
7AJun 24, 2022$560,038$720,000 p. 54−22.2%
8JJun 24, 2022$525,417$550,000 p. 55−4.5%
6PJun 27, 2022$385,320$460,000 p. 54−16.2%
3SJul 8, 2022$544,764$615,000 p. 52−11.4%
4HJul 18, 2022$634,370$680,000 p. 53−6.7%
4AJul 22, 2022$756,560$705,000 p. 53+7.3%
8CJul 22, 2022$496,860$515,000 p. 55−3.5%
7KJul 26, 2022$705,780$915,000 p. 54−22.9%
3DJul 28, 2022$692,410$745,000 p. 52−7.1%
1AAug 5, 2022$467,160$450,000 p. 52+3.8%
8MAug 8, 2022$916,425$945,000 p. 55−3%
3IAug 15, 2022$588,549$600,000 p. 52−1.9%
8OAug 16, 2022$748,414$775,000 p. 55−3.4%
3AAug 20, 2022$528,060$700,000 p. 52−24.6%
3CAug 20, 2022$360,360$495,000 p. 52−27.2%
5AAug 20, 2022$528,060$710,000 p. 53−25.6%
6BAug 20, 2022$354,120$510,000 p. 54−30.6%
6FAug 20, 2022$510,900$700,000 p. 54−27%
6OAug 20, 2022$428,220$595,000 p. 54−28%
6QAug 20, 2022$515,520$595,000 p. 54−13.4%
7BAug 20, 2022$354,120$515,000 p. 54−31.2%
7QAug 20, 2022$428,220$600,000 p. 54−28.6%
7RAug 20, 2022$669,620$815,000 p. 54−17.8%
8BAug 20, 2022$354,120$515,000 p. 54−31.2%
8GAug 20, 2022$510,900$715,000 p. 55−28.5%
2DAug 30, 2022$743,323$730,000 p. 52+1.8%
4KSep 6, 2022$661,863$900,000 p. 53−26.5%
7CSep 16, 2022$360,360$515,000 p. 54−30%
2HSep 21, 2022$486,720$670,000 p. 52−27.4%
2SSep 29, 2022$496,860$600,000 p. 52−17.2%
8POct 5, 2022$820,000$945,000 p. 55−13.2%
2ENov 4, 2022$466,440$610,000 p. 52−23.5%
3KMay 1, 2023$728,049$895,000 p. 52−18.7%
2IAug 31, 2023$574,293$600,000 p. 52−4.3%
6AApr 2, 2024$661,863$715,000 p. 53−7.4%
2AApr 18, 2024$646,589$685,000 p. 52−5.6%
8KNov 20, 2024$845,148$915,000 p. 55−7.6%
7PJun 5, 2025$471,510$465,000 p. 54+1.4%
2KFeb 11, 2026$733,140$880,000 p. 52−16.7%

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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
Rong Xin Sanford Realty LLC
Principals
Cun Long Chen, Xin Xiang Lin
Tax estimate
SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
Construction lender
Cathay Bank$43 million recorded

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

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