Sofo Tower Condominium
23-16 31st Avenue, Queens, NY 11106
Overview
- Units
- 26 residential · 13 parking · 26 storage
- Subway
- 9 min walk to Broadway N W30 Av N W, 10 min
- Principals
- Bessie Currie, Margaret Siderias, Pagona Vaisamy, Theodore Papadopoulos
- Average $/sf
- $1,200Homes in Schedule A, as first offered
- Common charges
- $321–$518 a monthSponsor's first-year estimate in Schedule A, October 1, 2019 to September 30, 2020
- Offering price
- $25.2 million total $11.4 million when first offered
- Floor plans
- Page 5 of the plan
The sponsor of record is Fotios & Sofia LLC **, represented by Tsoromokos & Papadopoulos, Pllc. The offering plan runs 379 pages. The sponsor has filed 6 amendments, the latest in April 2026. The nearest other condo plan on file is 23-03 31st Avenue Condominium, next door.
Plan CD180143 · New · accepted Feb 12, 2019 · AG record ↗
Compare
| Figure | This building1 | Lic Manor232 units · 1.2 miaccepted 2020 | Smyth341 units · 0.8 miaccepted 2017 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.54In line | $0.56 | $0.41 |
| Average Offering PricePer Apartment | $896,400Above peers | $823,641 | $842,317 |
| Average PricePer Square Foot | $1,200In line | $1,201 | $1,100 |
| Property TaxesPer Square Foot / Month | $0.04Lowest | $0.57 | $0.82 |
| Average Unit SizeSquare Feet | 747 SFIn line | 686 SF | 766 SF |
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Unit mix, closings, budgets, finishes and the team, against Lic Manor and Smyth, cited to the offering plans. No credit card required.
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- 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.
Units & Prices
Closings Pro
| Homes closed73% of the homes in Schedule A | 19 of 26 |
| Closing prices vs. Schedule A15 homes: $11,432,466 at closing against $13,323,600 in Schedule A (p. 51) | −14.2% |
| Average closing price15 homes, on their Schedule A square feet | $1,030 / SF |
| Closingsfirst and latest recorded | Dec 19, 2023 – Jul 28, 2026 |
Sales recorded with the Department of Finance (ACRIS) through Sep 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 19 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 5A | Dec 19, 2023 | $814,600 | $907,200 p. 51 | −10.2% |
| PS10 | Dec 19, 2023 | $814,600 | — | — |
| 5B | Feb 9, 2024 | $780,000 | $912,000 p. 51 | −14.5% |
| 7D | Feb 9, 2024 | $730,000 | $763,200 p. 51 | −4.4% |
| 3C | Feb 15, 2024 | $775,000 | $918,000 p. 51 | −15.6% |
| 6C | Feb 15, 2024 | $800,000 | $918,000 p. 51 | −12.9% |
| 5C | Feb 28, 2024 | $795,000 | $918,000 p. 51 | −13.4% |
| 6B | Apr 15, 2024 | $784,053 | $912,000 p. 51 | −14% |
| 4B | Apr 17, 2024 | $820,000 | $912,000 p. 51 | −10.1% |
| PS9 | Apr 17, 2024 | $820,000 | — | — |
| 7C | Dec 8, 2025 | $750,000 | $829,200 p. 51 | −9.6% |
| 3D | Jan 16, 2026 | $740,000 | $916,800 p. 51 | −19.3% |
| PS6 | Jan 16, 2026 | $740,000 | — | — |
| 7A | Apr 22, 2026 | $742,813 | $763,200 p. 51 | −2.7% |
| 3B | May 14, 2026 | $725,000 | $912,000 p. 51 | −20.5% |
| 4D | May 19, 2026 | $706,000 | $916,800 p. 51 | −23% |
| 4A | Jul 16, 2026 | $735,000 | $907,200 p. 51 | −19% |
| PS8 | Jul 16, 2026 | $735,000 | — | — |
| 4C | Jul 28, 2026 | $735,000 | $918,000 p. 51 | −19.9% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
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
- Fotios & Sofia LLC **
- Principals
- Bessie Currie, Margaret Siderias, Pagona Vaisamy, Theodore Papadopoulos
- Tax estimate
- William Mavrelis Esq.Prepared the first-year real estate tax projection
- Construction lender
- Ponce Bank$6.65 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 23-03 31st Avenue Condominiumnext door · 15 units · 8 parking · 2008
- 23-23 Condominiumnext door · 30 units · 15 parking · 2007
- Amalfi Condominiumnext door · 26 units · 13 parking · 2009
- Lincoln Condominiumnext door · 16 units · 8 parking · 2017
- Adriaen Condominiumnext door · 13 units · 2015
- Alexandra Condominiumnext door · 25 units · 13 parking · 2019