THE CONDO BOOK PROJECT

3j Condominium

42-10 147th Street, Queens, NY 11355

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Overview

Units
10 residential
Subway
15 min walk to Flushing-Main St 7
Principals
Jianfeng Lin
Average $/sf
$946Homes in Schedule A, as first offered
Common charges
$430–$728 a monthSponsor's first-year estimate in Schedule A, July 1, 2024- June 30, 2025
Offering price
$6.8 million total

The sponsor of record is J & J 147 Realty LLC, represented by Lawrence Lixin Yang, P.C.. The offering plan runs 328 pages. The sponsor has filed 2 amendments, the latest in April 2025. The nearest other condo plan on file is 42-08 147th Street Condominium, next door.

Plan CD230057 · New · accepted Oct 3, 2023 · AG record ↗

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FigureThis building1Lian Feng211 units · 0.2 miaccepted 2023Blossom Garden38 units · 0.7 miaccepted 2024
Common ChargesPer Square Foot / Month$0.69Highest$0.47$0.55
Average Offering PricePer Apartment$680,000In line$846,350$612,500
Average PricePer Square Foot$946Below peers$955$1,010
Property TaxesPer Square Foot / Month$0.51In line$1.04$0.37
Average Unit SizeSquare Feet719 SFIn line886 SF606 SF

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Unit mix, closings, budgets, finishes and the team, against Lian Feng and Blossom Garden, 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 closed50% of the homes in Schedule A5 of 10
Closing prices vs. Schedule A5 homes: $2,996,059 at closing against $3,455,000 in Schedule A (p. 40)−13.3%
Average closing price5 homes, on their Schedule A square feet$818 / SF
Closingsfirst and latest recordedFeb 6, 2024 – Sep 15, 2025

Sales recorded with the Department of Finance (ACRIS) through Aug 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 5 closings
HomeRecordedClosing priceSchedule ADifference
4BFeb 6, 2024$672,045$600,000 p. 40+12%
5AMay 15, 2024$722,958$650,000 p. 40+11.2%
1BSep 13, 2024$529,490$1,005,000 p. 40−47.3%
2AOct 11, 2024$384,248$600,000 p. 40−36%
3BSep 15, 2025$687,319$600,000 p. 40+14.6%

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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
J & J 147 Realty LLC
Principals
Jianfeng Lin
Tax estimate
Lawrence Lixin Yang, P.C.Prepared the first-year real estate tax projection

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

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