THE CONDO BOOK PROJECT

Fortress Condominium

31-12 38th Avenue, Queens, NY 11101

Overview

Units
18 residential · 5 parking · 2 commercial
Subway
2 min walk to 39 Av-Dutch Kills N W36 St M R, 3 min
Offering price
$17 million total

The sponsor of record is 6533 38 Ave LLC & Fortress Dk Group LLC, represented by Thomas E. Berinato, Attorney At Law. The sponsor has filed 3 amendments, the latest in July 2026. The nearest other condo plan on file is Eden Condominium, next door.

Plan CD180340 · New · accepted May 15, 2019 · AG record ↗

Closings Pro

Homes closed50% of the homes in the plan9 of 18
Closingsfirst and latest recordedFeb 18, 2020 – Aug 21, 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 9 closings
HomeRecordedClosing priceSchedule ADifference
3BFeb 18, 2020$505,986——
3AMar 20, 2020$275,879——
5EJul 2, 2020$344,849——
4ASep 4, 2020$680,191——
2CDec 30, 2020$211,020——
4BJun 30, 2021$710,000——
2AMay 2, 2025$690,000——
4CJun 11, 2025$728,049——
6GAug 21, 2026$697,501——

Pro

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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Team

Sponsor
6533 38 Ave LLC & Fortress Dk Group LLC
Construction lender
Amerasia BankLender on the mortgage and building loan agreement recorded September 2019 in ACRIS; $4.9 million recorded

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

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