23-23 Condominium
23-23 31st Avenue, Queens, NY 11102
Overview
- Units
- 30 residential · 15 parking
- Subway
- 9 min walk to Broadway N W30 Av N W, 9 min
- Developer
- Capland Homes, Inc.
- Principals
- Bruno Cerrone, Robert Cerrone, Aldo Capogna, Frank Capogna, Giovanni Palazzo
- Average $/sf
- $610Homes in Schedule A, as first offered
- Offering price
- $12.7 million total
- Floor plans
- Pages 200–202 of the plan
The sponsor of record is 210th Place Realty, LLC, represented by Certilman Balin Adler & Hyman, LLP. The offering plan runs 218 pages. The sponsor has filed 4 amendments, the latest in August 2009. The nearest other condo plan on file is Amalfi Condominium, next door.
Plan CD060412 · New · accepted Mar 19, 2007 · AG record ↗
Compare
| Figure | This building1 | Badge Building244 units · 1.9 miaccepted 2006 | Vere343 units · 1.5 miaccepted 2008 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.90In line | $0.66 | $1.13 |
| Average Offering PricePer Apartment | $400,567Lowest | $604,545 | $588,419 |
| Average PricePer Square Foot | $610In line | $585 | $789 |
| Average Unit SizeSquare Feet | 657 SFSmaller | 1,034 SF | 746 SF |
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Unit mix, closings, budgets, finishes and the team, against Badge Building and Vere, 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 closed77% of the homes in Schedule A | 23 of 30 |
| Closing prices vs. Schedule A12 homes: $4,515,888 at closing against $4,786,000 in Schedule A (p. 14, p. 15) | −5.6% |
| Average closing price12 homes, on their Schedule A square feet | $566 / SF |
| Closingsfirst and latest recorded | Nov 24, 2010 – May 3, 2011 |
Sales recorded with the Department of Finance (ACRIS) through Aug 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 23 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 4F | Nov 24, 2010 | $379,236 | — | — |
| 5C | Dec 3, 2010 | $380,000 | $382,000 p. 15 | −0.5% |
| 7B | Dec 3, 2010 | $567,162 | — | — |
| 2D | Dec 7, 2010 | $380,941 | $345,000 p. 14 | +10.4% |
| 6F | Dec 9, 2010 | $423,000 | — | — |
| 6D | Dec 13, 2010 | $378,222 | — | — |
| 6A | Dec 15, 2010 | $405,600 | — | — |
| 5D | Dec 16, 2010 | $378,000 | $339,000 p. 15 | +11.5% |
| 6C | Dec 16, 2010 | $408,440 | — | — |
| 5F | Dec 17, 2010 | $415,740 | — | — |
| 2B | Dec 29, 2010 | $357,942 | $309,000 p. 14 | +15.8% |
| 5E | Dec 29, 2010 | $389,883 | $589,000 p. 15 | −33.8% |
| 4E | Jan 5, 2011 | $380,250 | $589,000 p. 15 | −35.4% |
| 2C | Jan 13, 2011 | $375,000 | $289,000 p. 14 | +29.8% |
| 6E | Jan 14, 2011 | $382,403 | — | — |
| 5A | Jan 20, 2011 | $368,082 | $592,000 p. 15 | −37.8% |
| 7C | Jan 27, 2011 | $651,171 | — | — |
| 3C | Jan 31, 2011 | $375,180 | $289,000 p. 14 | +29.8% |
| 2A | Feb 1, 2011 | $349,830 | $225,000 p. 14 | +55.5% |
| 7D | Feb 7, 2011 | $420,810 | — | — |
| 3F | Mar 2, 2011 | $380,250 | $509,000 p. 15 | −25.3% |
| 7A | Mar 21, 2011 | $533,563 | — | — |
| 4B | May 3, 2011 | $400,530 | $329,000 p. 15 | +21.7% |
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
- 210th Place Realty, LLC
- Developer
- Capland Homes, Inc.
- Principals
- Bruno Cerrone, Robert Cerrone, Aldo Capogna, Frank Capogna, Giovanni Palazzo
- Tax estimate
- Astro RealtyPrepared the first-year real estate tax projection
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Amalfi Condominiumnext door · 26 units · 13 parking · 2009
- Sofo Tower Condominiumnext door · 26 units · 13 parking · 2019
- 23-03 31st Avenue Condominiumnext door · 15 units · 8 parking · 2008
- Elm Street Condominiumnext door · 9 units · 2011
- Ely Astoria Condominiumnext door · 14 units · 7 parking · 2021
- Crescent View Condominiumnext door · 33 units · 17 parking · 2010