THE CONDO BOOK PROJECT

Flow House Condominium

42-44 Crecscent Street, Queens, NY 11101

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Overview

Units
12 residential · 2 commercial
Subway
3 min walk to Queensboro Plaza 7 N WCourt Sq-23 St 7 E F G M, 5 min
Principals
Andy Weihan Ho
Average $/sf
$1,264Homes in Schedule A, as first offered
Offering price
$14.8 million total

The sponsor of record is 888 Crescent LLC, represented by Lawrence Lixin Yang, P.C.. The offering plan runs 288 pages. The sponsor has filed 5 amendments, the latest in August 2021. The nearest other condo plan on file is Arcadia Lic, next door.

Plan CD190153 · New · accepted Oct 29, 2019 · AG record ↗

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FigureThis building127-21 27th28 units · 1.7 miaccepted 2019Gbt 31 Drive39 units · 1.3 miaccepted 2019
Common ChargesPer Square Foot / Month$0.80Above peers$0.67$0.71
Average Offering PricePer Apartment$830,750In line$946,406$830,049
Average PricePer Square Foot$1,264Above peers$1,201$1,111
Average Unit SizeSquare Feet657 SFSmaller788 SF747 SF

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Unit mix, closings, budgets, finishes and the team, against 27-21 27th and Gbt 31 Drive, 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 A12 of 12
Closing prices vs. Schedule A12 homes: $9,887,306 at closing against $9,969,000 in Schedule A (p. 36)−0.8%
Average closing price12 homes, on their Schedule A square feet$1,253 / SF
Closingsfirst and latest recordedJul 20, 2021 – Feb 18, 2022

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 12 closings
HomeRecordedClosing priceSchedule ADifference
2BJul 20, 2021$780,000$762,000 p. 36+2.4%
5AJul 30, 2021$820,419$763,000 p. 36+7.5%
6BAug 3, 2021$825,000$762,000 p. 36+8.3%
4BAug 11, 2021$795,000$762,000 p. 36+4.3%
7BSep 30, 2021$1,221,900$1,581,000 p. 36−22.7%
4AOct 1, 2021$782,500$763,000 p. 36+2.6%
7ANov 1, 2021$840,056$763,000 p. 36+10.1%
6ANov 22, 2021$819,691$763,000 p. 36+7.4%
2ADec 15, 2021$735,000$763,000 p. 36−3.7%
5BJan 18, 2022$814,600$762,000 p. 36+6.9%
3AFeb 18, 2022$726,570$763,000 p. 36−4.8%
3BFeb 18, 2022$726,570$762,000 p. 36−4.6%

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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
888 Crescent LLC
Principals
Andy Weihan Ho
Construction lender
Creif 139

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

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