THE CONDO BOOK PROJECT

Aristo Condominium

21-31 Shore Boulevard, Queens, NY 11105

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Overview

Units
18 residential · 11 parking
Subway
17 min walk to Astoria-Ditmars Blvd N WAstoria Blvd N W, 23 min
Principals
Daniel Kaykov, Valeriy Katayev
Offering price
$23.6 million total $24.1 million when first offered

The sponsor of record is 21-31 Shore Blvd LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 372 pages. The sponsor has filed 5 amendments, the latest in June 2026. The nearest other condo plan on file is 19-14 21st Road Condominium, 0.1 mi away.

Plan CD240044 · New · accepted Jun 24, 2024 · AG record ↗

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FigureThis building1Bennett216 units · 1.1 miaccepted 202521-01 21st319 units · 0.2 miaccepted 2023
Average Offering PricePer Apartment$1.34MHighest$1.12M$1.03M

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Unit mix, closings, budgets, finishes and the team, against Bennett and 21-01 21st, 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 closed52% of the homes in Schedule A15 of 29
Closing prices vs. Schedule A3 homes: $3,784,820 at closing against $3,850,000 in Schedule A (p. 44)−1.7%
Closingsfirst and latest recordedOct 29, 2025 – Jan 29, 2026

Sales recorded with the Department of Finance (ACRIS) through Mar 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 15 closings
HomeRecordedClosing priceSchedule ADifference
2FOct 29, 2025$1,439,552one deed, 2 homes$1,150,000 p. 44—
3EOct 29, 2025$1,440,824one deed, 2 homes$1,350,000 p. 44—
P2Oct 29, 2025$1,440,824one deed, 2 homes$100,000 p. 45—
P3Oct 29, 2025$1,439,552one deed, 2 homes$100,000 p. 45—
3DNov 24, 2025$1,340,000$1,350,000 p. 44−0.7%
3ANov 25, 2025$1,384,820$1,350,000 p. 44+2.6%
2CDec 5, 2025$1,155,000one deed, 2 homes$1,150,000 p. 44—
P10Dec 5, 2025$1,155,000one deed, 2 homes$100,000 p. 45—
2ADec 15, 2025$1,215,000one deed, 2 homes$1,150,000 p. 44—
P4Dec 15, 2025$1,215,000one deed, 2 homes$100,000 p. 45—
2BJan 9, 2026$1,181,170one deed, 2 homes$1,150,000 p. 44—
P8Jan 9, 2026$1,181,170one deed, 2 homes$100,000 p. 45—
2EJan 23, 2026$1,151,250one deed, 2 homes$1,150,000 p. 44—
P5Jan 23, 2026$1,151,250one deed, 2 homes$100,000 p. 45—
2DJan 29, 2026$1,060,000$1,150,000 p. 44−7.8%

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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
21-31 Shore Blvd LLC
Principals
Daniel Kaykov, Valeriy Katayev
Tax estimate
Highpoint Incentive Inc.Prepared the first-year real estate tax projection
Construction lender
Ponce Bank$17.2 million recorded

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

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