THE CONDO BOOK PROJECT

Sunlight Barclay Tower Condominium

144-69 Barclay Avenue, Queens, NY 11355

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Overview

Units
23 residential · 17 parking · 1 commercial
Subway
13 min walk to Flushing-Main St 7
Principals
Linzhong Zhuo
Average $/sf
$804Homes in Schedule A, as first offered
Offering price
$18.3 million total

The sponsor of record is Sunlight Barclay Tower LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 329 pages. The sponsor has filed 4 amendments, the latest in November 2023. The nearest other condo plan on file is Beacon At Barclay Condominium, next door.

Plan CD190363 · New · accepted May 19, 2022 · AG record ↗

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FigureThis building1Golden Garden233 units · 0.2 miaccepted 2022Hong Ye322 units · 0.4 miaccepted 2023
Common ChargesPer Square Foot / Month$0.33Lowest$0.47$0.66
Average Offering PricePer Apartment$713,530In line$663,292$714,087
Average PricePer Square Foot$804Lowest$1,000$1,015
Average Unit SizeSquare Feet888 SFLargest753 SF703 SF

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Unit mix, closings, budgets, finishes and the team, against Golden Garden and Hong Ye, 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 A23 of 23
Closing prices vs. Schedule A23 homes: $15,570,608 at closing against $16,411,200 in Schedule A (p. 22)−5.1%
Average closing price23 homes, on their Schedule A square feet$763 / SF
Closingsfirst and latest recordedSep 16, 2022 – Dec 11, 2023

Sales recorded with the Department of Finance (ACRIS) through May 31, 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 24 closings
HomeRecordedClosing priceSchedule ADifference
5ASep 16, 2022$743,323$801,600 p. 22−7.3%
2DSep 21, 2022$521,344$528,000 p. 22−1.3%
3CSep 28, 2022$717,866$731,200 p. 22−1.8%
3DSep 30, 2022$580,403$528,000 p. 22+9.9%
6COct 3, 2022$787,026$731,200 p. 22+7.6%
5DOct 5, 2022$519,308$528,000 p. 22−1.6%
4DNov 16, 2022$580,403$528,000 p. 22+9.9%
6BNov 30, 2022$690,374$712,000 p. 22−3%
4ADec 1, 2022$875,695$801,600 p. 22+9.2%
7ADec 5, 2022$977,520$1,104,000 p. 22−11.5%
6ADec 13, 2022$743,323$801,600 p. 22−7.3%
4CDec 16, 2022$697,501$731,200 p. 22−4.6%
5BJan 6, 2023$598,731$712,000 p. 22−15.9%
3BJan 12, 2023$663,899$712,000 p. 22−6.8%
3AJan 23, 2023$743,323$801,600 p. 22−7.3%
4BMar 22, 2023$610,950$712,000 p. 22−14.2%
2BApr 3, 2023$605,859$712,000 p. 22−14.9%
5CApr 4, 2023$712,775$731,200 p. 22−2.5%
7CApr 19, 2023$632,865$731,200 p. 22−13.4%
2AJun 26, 2023$702,593$801,600 p. 22−12.4%
2CAug 16, 2023$720,000$731,200 p. 22−1.5%
7BAug 30, 2023$626,224$712,000 p. 22−12%
C101Nov 2, 2023$305,475——
6DDec 11, 2023$519,308$528,000 p. 22−1.6%

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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
Sunlight Barclay Tower LLC
Principals
Linzhong Zhuo
Tax estimate
Anthony Como AssociatesPrepared the first-year real estate tax projection
Construction lender
S3 Capital$12.8 million recorded

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

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