THE CONDO BOOK PROJECT

Athena Lic Condominium

27-20 42nd Road, Queens, NY 11101

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Overview

Units
51 residential · 19 storage · 4 commercial
Subway
3 min walk to Queensboro Plaza 7 N WQueens Plaza E F R, 3 min
Developer
ZL Capital
Average $/sf
$1,699Homes in Schedule A, as first offered
Common charges
$346–$1,315 a monthSponsor's first-year estimate in Schedule A, From April 1, 2024 to March 31, 2025
Offering price
$71 million total $38.4 million when first offered

The sponsor of record is Zl2720 LLC**, represented by Thomas E. Berinato, Attorney At Law. The offering plan runs 354 pages. The sponsor has filed 2 amendments, the latest in October 2024. The nearest other condo plan on file is Hunter Tower Condominium, next door.

Plan CD230010 · New · accepted Dec 13, 2023 · AG record ↗

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FigureThis building1Mason Lic242 units · 0.3 miaccepted 2023Urban21371 units · 0.5 miaccepted 2024
Common ChargesPer Square Foot / Month$0.82In line$0.76$0.89
Average Offering PricePer Apartment$1.11MAbove peers$973,690$1.02M
Average PricePer Square Foot$1,699Above peers$1,375$1,516
Property TaxesPer Square Foot / Month$1.14In line$1.07$1.30
Average Unit SizeSquare Feet655 SFSmaller708 SF672 SF

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Unit mix, closings, budgets, finishes and the team, against Mason Lic and Urban21, 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 closed90% of the homes in Schedule A46 of 51
Closing prices vs. Schedule A46 homes: $45,420,179 at closing against $50,404,710 in Schedule A (p. 33, p. 34)−9.9%
Average closing price46 homes, on their Schedule A square feet$1,530 / SF
Closingsfirst and latest recordedSep 24, 2024 – Sep 10, 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 46 closings
HomeRecordedClosing priceSchedule ADifference
4CSep 24, 2024$968,435$944,840 p. 33+2.5%
8DSep 24, 2024$1,565,980$1,576,750 p. 34−0.7%
8HSep 25, 2024$992,794$1,010,930 p. 34−1.8%
4GSep 30, 2024$702,593$707,160 p. 33−0.6%
7BSep 30, 2024$936,790$943,920 p. 34−0.8%
3FOct 2, 2024$712,775$741,320 p. 33−3.9%
5FOct 2, 2024$722,957$728,390 p. 33−0.7%
8AOct 2, 2024$1,303,360$1,320,960 p. 34−1.3%
4DOct 10, 2024$1,384,820$1,339,860 p. 33+3.4%
9AOct 10, 2024$2,525,260$2,823,035 p. 34−10.5%
3DOct 16, 2024$1,395,003$1,410,305 p. 33−1.1%
4BOct 16, 2024$906,243$894,240 p. 33+1.3%
5HOct 16, 2024$946,973$958,032 p. 33−1.2%
4FOct 25, 2024$702,187$715,460 p. 33−1.9%
7COct 25, 2024$987,703$998,660 p. 34−1.1%
3BOct 31, 2024$906,243$927,360 p. 33−2.3%
6GNov 1, 2024$753,505$774,000 p. 34−2.6%
6CDec 4, 2024$967,338$980,720 p. 33−1.4%
6HJan 9, 2025$962,246$975,665 p. 34−1.4%
8CFeb 6, 2025$1,002,976$1,016,600 p. 34−1.3%
6BFeb 12, 2025$702,593$927,360 p. 33−24.2%
7AFeb 12, 2025$741,002$1,297,920 p. 34−42.9%
7HFeb 12, 2025$535,804$993,297 p. 34−46.1%
4JFeb 14, 2025$906,243$946,400 p. 33−4.2%
3EFeb 28, 2025$820,000$863,550 p. 33−5%
3CMar 7, 2025$936,790$980,720 p. 33−4.5%
4HMar 13, 2025$705,607$945,200 p. 33−25.3%
4EMar 21, 2025$595,676$833,250 p. 33−28.5%
5CMar 21, 2025$700,353$962,780 p. 33−27.3%
5DMar 21, 2025$1,025,327$1,364,520 p. 33−24.9%
5EMar 21, 2025$596,176$848,400 p. 33−29.7%
5GMar 21, 2025$702,593$719,940 p. 33−2.4%
5BMar 24, 2025$828,000$910,800 p. 33−9.1%
6DApr 30, 2025$908,687$1,522,690 p. 34−40.3%
8BApr 30, 2025$536,415$960,480 p. 34−44.2%
6JJun 3, 2025$946,973$981,845 p. 34−3.6%
8JJun 16, 2025$950,000$1,017,380 p. 34−6.6%
6AJul 15, 2025$1,240,000$1,274,880 p. 33−2.7%
5JJul 16, 2025$936,790$964,145 p. 33−2.8%
7JJul 22, 2025$940,000$999,635 p. 34−6%
9BAug 15, 2025$2,392,888$2,597,051 p. 34−7.9%
7DSep 3, 2025$1,500,000$1,549,720 p. 34−3.2%
3GNov 14, 2025$702,593$724,120 p. 33−3%
3AJun 25, 2026$1,251,226$1,391,080 p. 33−10.1%
7GAug 26, 2026$730,000$787,500 p. 34−7.3%
5ASep 10, 2026$1,242,265$1,251,840 p. 33−0.8%

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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
Zl2720 LLC**
Developer
ZL CapitalReported by mannpublications.com
Construction lender
Bank Leumi$29.1 million recorded

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

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