Lincoln Condominium
23-33 31st Road, Queens, NY 11106
Overview
- Units
- 16 residential · 8 parking · 16 storage
- Subway
- 8 min walk to Broadway N W30 Av N W, 10 min
- Developer
- J. Hawke Capital, LLC
- Principals
- Bruce Molser, Calvin Danzig, David McBride, Donald A. DiRenzo, Sr., George P. Stamas, John Danzig, John M. Cefaly, Kevin Danzig
- Average $/sf
- $1,143Homes in Schedule A, as first offered
- Offering price
- $11.4 million total $10.2 million when first offered
- Floor plans
- Page 6 of the plan
The sponsor of record is 31st Road LLC, represented by Tsoromokos & Papadopoulos, Pllc. The offering plan runs 385 pages. The sponsor has filed 2 amendments, the latest in June 2018. The nearest other condo plan on file is Adriaen Condominium, next door.
Plan CD160276 · New · accepted Apr 10, 2017 · AG record ↗
Compare
| Figure | This building1 | Monarch221 units · 2 miaccepted 2016 | The Blvd311 units · 0.5 miaccepted 2016 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.62 ⚠Below peers | $0.78 | $0.65 |
| Average Offering PricePer Apartment | $676,375Lowest | $1.03M | $828,182 |
| Average PricePer Square Foot | $1,143Above peers | $1,081 | $941 |
| Average Unit SizeSquare Feet | 592 SFSmallest | 954 SF | 880 SF |
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Unit mix, closings, budgets, finishes and the team, against Monarch and The Blvd, 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.
⚠ Read from a partly legible Schedule B.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 16 of 16 |
| Closing prices vs. Schedule A16 homes: $10,900,427 at closing against $10,822,000 in Schedule A (p. 49) | +0.7% |
| Average closing price16 homes, on their Schedule A square feet | $1,151 / SF |
| Closingsfirst and latest recorded | Dec 15, 2017 – Jan 23, 2019 |
Sales recorded with the Department of Finance (ACRIS) through Feb 28, 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 16 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 2B | Dec 15, 2017 | $605,859 | $595,000 p. 49 | +1.8% |
| 2D | Dec 15, 2017 | $595,676 | $595,000 p. 49 | +0.1% |
| 5A | Dec 18, 2017 | $995,849 | $1,130,000 p. 49 | −11.9% |
| 3D | Dec 19, 2017 | $680,191 | $608,000 p. 49 | +11.9% |
| 1A | Dec 21, 2017 | $670,619 | $635,000 p. 49 | +5.6% |
| 4A | Dec 21, 2017 | $659,826 | $640,000 p. 49 | +3.1% |
| 2C | Dec 22, 2017 | $626,224 | $620,000 p. 49 | +1% |
| 3A | Dec 22, 2017 | $646,589 | $635,000 p. 49 | +1.8% |
| 4B | Dec 22, 2017 | $660,844 | $649,000 p. 49 | +1.8% |
| 2A | Dec 27, 2017 | $621,133 | $610,000 p. 49 | +1.8% |
| 3C | Jan 11, 2018 | $714,302 | $635,000 p. 49 | +12.5% |
| 3B | Jan 26, 2018 | $669,499 | $608,000 p. 49 | +10.1% |
| 4D | Jun 19, 2018 | $659,000 | $649,000 p. 49 | +1.5% |
| 4C | Aug 16, 2018 | $639,461 | $679,000 p. 49 | −5.8% |
| 1B | Nov 6, 2018 | $726,798 | $716,000 p. 49 | +1.5% |
| 5B | Jan 23, 2019 | $728,558 | $818,000 p. 49 | −10.9% |
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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.
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
- 31st Road LLC
- Developer
- J. Hawke Capital, LLC
- Principals
- Bruce Molser, Calvin Danzig, David McBride, Donald A. DiRenzo, Sr., George P. Stamas, John Danzig, John M. Cefaly, Kevin Danzig
- Tax estimate
- William Mavrelis Esq.Prepared the first-year real estate tax projection
- Construction lender
- Valley National Bank$4.21 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Adriaen Condominiumnext door · 13 units · 2015
- Alexandra Condominiumnext door · 25 units · 13 parking · 2019
- 23-31 Drive Condominiumnext door · 8 units · 2007
- Sofo Tower Condominiumnext door · 26 units · 13 parking · 2019
- Kora Astoria Condominiumnext door · 8 units
- 31-48 Crescent Street Condominiumnext door · 25 units · 13 parking