THE CONDO BOOK PROJECT

146 Northern Condominium

35-20 146th Street, Queens, NY 11354

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Overview

Units
30 residential · 1 parking · 2 commercial
Subway
15 min walk to Flushing-Main St 7
Principals
Kevin Yang, Chun Min Kwok, Joyce Pik Wan Cheng
Offering price
$23.5 million total $23.3 million when first offered

The sponsor of record is 146 Northern LLC, represented by Thomas E. Berinato, Attorney At Law. The offering plan runs 300 pages. The sponsor has filed 2 amendments, the latest in July 2024. The nearest other condo plan on file is Northern 146 Condominium, next door.

Plan CD210145 · New · accepted Dec 23, 2022 · AG record ↗

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FigureThis building1Parkview Mansion229 units · 1.2 miaccepted 2023Golden Garden333 units · 0.5 miaccepted 2022
Average Offering PricePer Apartment$775,535Above peers$751,538$663,292

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Unit mix, closings, budgets, finishes and the team, against Parkview Mansion and Golden Garden, cited to the offering plans. No credit card required, and it also connects to ChatGPT and Claude, with limited access.

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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.

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Closings Pro

Homes closed80% of the homes in the plan24 of 30
Closingsfirst and latest recordedJun 20, 2023 – Jan 21, 2025

Sales recorded with the Department of Finance (ACRIS) through Mar 31, 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 24 closings
HomeRecordedClosing priceSchedule ADifference
3AJun 20, 2023$539,673——
3EJun 20, 2023$529,490——
4HJun 20, 2023$590,585——
5GJun 20, 2023$560,038——
3GJul 14, 2023$567,165——
4AJul 21, 2023$575,311——
6CJul 31, 2023$685,000——
5FAug 10, 2023$539,673——
4CAug 24, 2023$523,381——
6DAug 31, 2023$509,125——
4ESep 12, 2023$545,782——
5CSep 12, 2023$451,230——
4GNov 8, 2023$570,220——
4DDec 8, 2023$414,614——
6AMar 8, 2024$486,720——
5DMar 15, 2024$405,600——
5HMar 15, 2024$479,622——
5BApr 30, 2024$546,514——
4BJun 7, 2024$456,300——
5EJun 7, 2024$456,300——
3HJun 10, 2024$496,860——
4FJul 12, 2024$530,000——
3CNov 27, 2024$542,727——
5AJan 21, 2025$545,000——

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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
146 Northern LLC
Principals
Kevin Yang, Chun Min Kwok, Joyce Pik Wan Cheng
Construction lender
Lakeland Bank$5.5 million recorded

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

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