THE CONDO BOOK PROJECT

Surf House 2 Condominium

183 Beach 101 Street, Queens, NY 11694

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Overview

Units
7 residential · 5 parking
Subway
5 min walk to Beach 98 St A SBeach 105 St A S, 8 min
Principals
Anthony Gurino
Average $/sf
$735Homes in Schedule A, as first offered
Common charges
$312–$477 a monthSponsor's first-year estimate in Schedule A, January 1, 2022 through December 31, 2022
Offering price
$4.58 million total $4.21 million when first offered

The sponsor of record is 183 Beach 101st Street Condos LLC, represented by Schwartz Sladkus Greenberg Atlans LLP. The offering plan runs 297 pages. The sponsor has filed 2 amendments, the latest in April 2022. The nearest other condo plan on file is Belle Shores Condiminium, next door.

Plan CD210024 · New · accepted Jan 6, 2022 · AG record ↗

Closings Pro

Homes closed86% of the homes in Schedule A6 of 7
Closing prices vs. Schedule A6 homes: $3,193,474 at closing against $3,194,000 in Schedule A (p. 42)−0%
Average closing price6 homes, on their Schedule A square feet$735 / SF
Closingsfirst and latest recordedJul 27, 2022 – Feb 17, 2023

Sales recorded with the Department of Finance (ACRIS) through Jun 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3AJul 27, 2022$701,574$569,000 p. 42+23.3%
3BJul 28, 2022$610,950$549,000 p. 42+11.3%
2BAug 4, 2022$610,950$539,000 p. 42+13.3%
4BSep 26, 2022$600,000$559,000 p. 42+7.3%
1AJan 20, 2023$420,000$399,000 p. 42+5.3%
4AFeb 17, 2023$250,000$579,000 p. 42−56.8%

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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
183 Beach 101st Street Condos LLC
Principals
Anthony Gurino
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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