THE CONDO BOOK PROJECT

Lucky NY Condominium

36-16 170th Street, Queens, NY 11358

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Overview

Units
6 residential · 4 parking
Subway
37 min walk to Flushing-Main St 7
Principals
Jian She Huang, Jianjie Bao
Average $/sf
$725Homes in Schedule A, as first offered
Common charges
$219–$245 a monthSponsor's first-year estimate in Schedule A, From January 1, 2023 to December 31, 2023
Offering price
$3.6 million total $3.67 million when first offered

The sponsor of record is Lucky NY Realty LLC, represented by Thomas E. Berinato Attorney At Law. The offering plan runs 219 pages. The sponsor has filed 2 amendments, the latest in August 2023. The nearest other condo plan on file is 36-20 And 36-22 170th Street Condominium, next door.

Plan CD180195 · New · accepted Dec 28, 2022 · AG record ↗

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FigureThis building1Lian Feng211 units · 1.1 miaccepted 20233j310 units · 1.1 miaccepted 2023
Common ChargesPer Square Foot / Month$0.30Lowest$0.47$0.69
Average Offering PricePer Apartment$575,833Lowest$846,350$680,000
Average PricePer Square Foot$725Lowest$955$946
Property TaxesPer Square Foot / Month$0.86In line$1.04$0.51
Average Unit SizeSquare Feet794 SFIn line886 SF719 SF

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Unit mix, closings, budgets, finishes and the team, against Lian Feng and 3j, 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 closed100% of the homes in Schedule A6 of 6
Closing prices vs. Schedule A6 homes: $3,768,563 at closing against $3,455,000 in Schedule A (p. 35)+9.1%
Average closing price6 homes, on their Schedule A square feet$791 / SF
Closingsfirst and latest recordedJul 18, 2023 – Aug 15, 2024

Sales recorded with the Department of Finance (ACRIS) through May 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 6 closings
HomeRecordedClosing priceSchedule ADifference
2BJul 18, 2023$676,017$630,000 p. 35+7.3%
3AAug 1, 2023$626,224$625,000 p. 35+0.2%
3BAug 22, 2023$696,382$645,000 p. 35+8%
1BAug 25, 2023$631,315$605,000 p. 35+4.3%
2ASep 14, 2023$648,625$525,000 p. 35+23.5%
1AAug 15, 2024$490,000$425,000 p. 35+15.3%

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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
Lucky NY Realty LLC
Principals
Jian She Huang, Jianjie Bao
Tax estimate
Thomas E. BerinatoPrepared the first-year real estate tax projection
Construction lender
East West Bank

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

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