Core 23
41-21 23rd Street, Queens, NY 11101
Overview
- Units
- 29 residential
- Subway
- 4 min walk to 21 St-Queensbridge MQueensboro Plaza 7 N W, 4 min
- Principals
- Afshin Haghani, Amir Haghani, Daniel Haghani, Nejatollah Haghani, Omid Haghani, Rafi Haghani
- Average $/sf
- $1,136Homes in Schedule A, as first offered
- Common charges
- $390–$633 a monthSponsor's first-year estimate in Schedule A, For the Period of July 1, 2021 - June 30, 2022
- Offering price
- $24.5 million total
- Floor plans
- Page 207 of the plan
The sponsor of record is Park Plaza Associates, LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 336 pages. The sponsor has filed 7 amendments, the latest in October 2023. The nearest other condo plan on file is Q41 Residential Condominium, next door.
Plan CD190340 · New · accepted Jan 13, 2021 · AG record ↗
Compare
| Figure | This building1 | Lic Manor232 units · 0.1 miaccepted 2020 | Crescent331 units · 0.2 miaccepted 2020 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.70Above peers | $0.56 | $0.63 |
| Average Offering PricePer Apartment | $734,828In line | $823,641 | $712,232 |
| Average PricePer Square Foot | $1,136Below peers | $1,201 | $1,290 |
| Property TaxesPer Square Foot / Month | $0.65In line | $0.57 | $0.83 |
| Average Unit SizeSquare Feet | 647 SFIn line | 686 SF | 552 SF |
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Unit mix, closings, budgets, finishes and the team, against Lic Manor and Crescent, 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.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 29 of 29 |
| Closing prices vs. Schedule A26 homes: $20,654,982 at closing against $18,530,000 in Schedule A (p. 35) | +11.5% |
| Average closing price26 homes, on their Schedule A square feet | $1,259 / SF |
| Closingsfirst and latest recorded | Oct 27, 2022 – Apr 25, 2024 |
Sales recorded with the Department of Finance (ACRIS) through Dec 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 29 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 9A | Oct 27, 2022 | $1,165,896 | $1,070,000 p. 35 | +9% |
| 6A | Nov 8, 2022 | $745,000 | $665,000 p. 35 | +12% |
| 2C | Nov 10, 2022 | $758,596 | $610,000 p. 35 | +24.4% |
| 4B | Nov 14, 2022 | $784,053 | $710,000 p. 35 | +10.4% |
| 3A | Nov 15, 2022 | $700,556 | $635,000 p. 35 | +10.3% |
| 4A | Nov 16, 2022 | $717,866 | $645,000 p. 35 | +11.3% |
| 5C | Nov 16, 2022 | $738,231 | $640,000 p. 35 | +15.3% |
| 8B | Nov 16, 2022 | $1,125,166 | — | — |
| 4C | Nov 17, 2022 | $692,410 | $630,000 p. 35 | +9.9% |
| 3C | Nov 21, 2022 | $682,228 | $620,000 p. 35 | +10% |
| 3D | Nov 22, 2022 | $687,319 | $595,000 p. 35 | +15.5% |
| 5B | Nov 28, 2022 | $799,326 | $720,000 p. 35 | +11% |
| 6B | Nov 30, 2022 | $789,144 | $730,000 p. 35 | +8.1% |
| 6C | Nov 30, 2022 | $748,414 | $650,000 p. 35 | +15.1% |
| 9B | Nov 30, 2022 | $1,170,988 | $1,055,000 p. 35 | +11% |
| 2A | Dec 2, 2022 | $666,954 | $620,000 p. 35 | +7.6% |
| 6D | Dec 8, 2022 | $717,866 | $625,000 p. 35 | +14.9% |
| 8C | Dec 13, 2022 | $753,505 | — | — |
| 7C | Dec 20, 2022 | $743,323 | $675,000 p. 35 | +10.1% |
| 5D | Jan 6, 2023 | $722,958 | $615,000 p. 35 | +17.6% |
| 9C | Jan 13, 2023 | $763,688 | $685,000 p. 35 | +11.5% |
| 2D | Jan 31, 2023 | $677,136 | $605,000 p. 35 | +11.9% |
| 4D | Jan 31, 2023 | $682,228 | $605,000 p. 35 | +12.8% |
| 7A | Mar 20, 2023 | $1,160,805 | $1,050,000 p. 35 | +10.6% |
| 3B | Jun 5, 2023 | $755,000 | $700,000 p. 35 | +7.9% |
| 2B | Jun 23, 2023 | $735,000 | $685,000 p. 35 | +7.3% |
| 8A | Aug 21, 2023 | $1,140,000 | — | — |
| 5A | Aug 31, 2023 | $740,000 | $655,000 p. 35 | +13% |
| 7B | Apr 25, 2024 | $1,110,000 | $1,035,000 p. 35 | +7.2% |
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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
- Park Plaza Associates, LLC
- Principals
- Afshin Haghani, Amir Haghani, Daniel Haghani, Nejatollah Haghani, Omid Haghani, Rafi Haghani
- Counsel
- Moritt Hock & Hamroff, LLP
- Tax estimate
- Astro Realty Brokerage LLCPrepared the first-year real estate tax projection
- Construction lenders
- Maspeth Federal Savings, Loan Association$7.8 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Q41 Residential Condominiumnext door · 8 units
- Bridgeview Tower Condominiumnext door · 37 units · 1 parking · 2018
- 40-46 24th Street Condominiumnext door · 42 units · 21 parking · 2023
- View 59 Condominiumnext door · 39 units · 2006
- 24-01 Queens Plaza North Condominiumnext door · 117 units · 2024
- Crescent Clubnext door · 121 units · 29 parking · 2007