THE CONDO BOOK PROJECT

21-32 Bleecker Street Condominium

21-32 Bleecker Street, Queens, NY 11385

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Overview

Units
2 residential
Subway
10 min walk to Fresh Pond Rd MMiddle Village-Metropolitan Av M, 14 min
Principals
Giuseppe Airo
Average $/sf
$1,393Homes in Schedule A, as first offered
Offering price
$1.8 million total $1.9 million when first offered

The sponsor of record is 2132 Bleeker LLC, represented by Jeffrey Zwick & Associates, P.C.. The offering plan runs 347 pages. The sponsor has filed 1 amendment, the latest in July 2026. The nearest other condo plan on file is Ridgewood Condominium, next door.

Plan CD250046 · Rehab · accepted Dec 12, 2025 · AG record ↗

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FigureThis building11811 Menahan26 units · 0.7 miaccepted 202560-64 Catalpa36 units · 0.6 miaccepted 2026
Common ChargesPer Square Foot / Month$1.06Above peers$0.94$0.50
Average Offering PricePer Apartment$850,000Above peers$733,333$845,000
Average PricePer Square Foot$1,393Highest$1,174$1,158
Average Unit SizeSquare Feet610 SFSmaller625 SF730 SF

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Unit mix, closings, budgets, finishes and the team, against 1811 Menahan and 60-64 Catalpa, 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 closed50% of the homes in Schedule A1 of 2
Closing prices vs. Schedule A1 home: $895,000 at closing against $900,000 in Schedule A (p. 35)−0.6%
Average closing price1 home, on their Schedule A square feet$1,494 / SF
Closingsfirst and latest recordedMay 27, 2026

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 1 closings
HomeRecordedClosing priceSchedule ADifference
1May 27, 2026$895,000$900,000 p. 35−0.6%

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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
2132 Bleeker LLC
Principals
Giuseppe Airo
Tax estimate
RE Tax ServicePrepared the first-year real estate tax projection

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

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