THE CONDO BOOK PROJECT

19-14 21st Road Condominium

19-14 21st Road, Queens, NY 11105

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Overview

Units
10 residential · 10 storage
Subway
14 min walk to Astoria-Ditmars Blvd N WAstoria Blvd N W, 21 min
Principals
Halil Todic
Average $/sf
$1,169Homes in Schedule A, as first offered
Common charges
$426–$988 a monthSponsor's first-year estimate in Schedule A, July 1, 2021- June 30, 2022
Offering price
$12 million total

The sponsor of record is 19-14 21st Jv LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 322 pages. The sponsor has filed 3 amendments, the latest in June 2025. The nearest other condo plan on file is 21-01 21st Street Condominium, next door.

Plan CD200297 · New · accepted May 24, 2021 · AG record ↗

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FigureThis building1Astoria Proper210 units · 1.1 miaccepted 202223-05 24th37 units · 0.5 miaccepted 2022
Common ChargesPer Square Foot / Month$0.62In line$0.68$0.28
Average Offering PricePer Apartment$1.19MHighest$869,325$870,857
Average PricePer Square Foot$1,169In line$1,245$1,151
Property TaxesPer Square Foot / Month$0.95Above peers$0.86$0.39
Average Unit SizeSquare Feet1,018 SFLargest699 SF756 SF

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Unit mix, closings, budgets, finishes and the team, against Astoria Proper and 23-05 24th, 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 A10 of 10
Closing prices vs. Schedule A10 homes: $9,746,129 at closing against $11,897,250 in Schedule A (p. 45)−18.1%
Average closing price10 homes, on their Schedule A square feet$957 / SF
Closingsfirst and latest recordedJan 14, 2022 – Oct 17, 2022

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 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 10 closings
HomeRecordedClosing priceSchedule ADifference
2BJan 14, 2022$781,000$781,000 p. 450%
2CJan 20, 2022$1,082,700$1,082,700 p. 450%
3CJan 26, 2022$1,130,800$1,130,800 p. 450%
2AApr 1, 2022$997,885$1,097,000 p. 45−9%
1DMay 3, 2022$840,056$974,900 p. 45−13.8%
2DJun 1, 2022$763,688$836,300 p. 45−8.7%
1CJun 3, 2022$990,000$1,314,050 p. 45−24.7%
3DJun 22, 2022$800,000$873,200 p. 45−8.4%
1BOct 6, 2022$1,060,000$1,916,250 p. 45−44.7%
3AOct 17, 2022$1,300,000$1,891,050 p. 45−31.3%

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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
19-14 21st Jv LLC
Principals
Halil Todic
Tax estimate
Tuchman, Korngold, Weiss, Liebman & Lindemann, LLPPrepared the first-year real estate tax projection
Construction lender
Tc Cf 1$7.46 million recorded

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

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