THE CONDO BOOK PROJECT

Mirada Condominium

161-171 East 110th Street, Manhattan, NY 10029

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Overview

Units
69 residential · 32 parking · 2 commercial
Subway
1 min walk to 110 St 6116 St 6, 7 min
Principals
Nancy Scarpinito
Offering price
$39.4 million total

The sponsor of record is 110th Street Development, LLC, represented by Harold Gruber. The offering plan runs 264 pages. The sponsor has filed 12 amendments, the latest in May 2023. The nearest other condo plan on file is Vista Noble Tower Condominium, next door.

Plan CD060785 · New · accepted May 17, 2007 · AG record ↗

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FigureThis building1Cathedral Parkway270 units · 1 miaccepted 2005Dwyer352 units · 1.1 miaccepted 2005
Average Offering PricePer Apartment$571,738Below peers$662,600$761,155

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Unit mix, closings, budgets, finishes and the team, against Cathedral Parkway and Dwyer, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan 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.

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
110th Street Development, LLC
Principals
Nancy Scarpinito
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection

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

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