THE CONDO BOOK PROJECT

42-98 Saull Street Condominium

42-98 Saull Street, Queens, NY 11355

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Overview

Units
8 residential
Subway
13 min walk to Flushing-Main St 7
Principals
Yousef Lati
Average $/sf
$944Homes in Schedule A, as first offered
Common charges
$232–$625 a monthSponsor's first-year estimate in Schedule A, For the Period of March 1, 2025 to February 28, 2026
Offering price
$7.13 million total $5.86 million when first offered

The sponsor of record is 4298 LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 319 pages. The sponsor has filed 2 amendments, the latest in November 2025. The nearest other condo plan on file is Blossom Garden Condominium, next door.

Plan CD240158 · New · accepted Nov 27, 2024 · AG record ↗

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FigureThis building1132-25 41st28 units · 0.4 miaccepted 2025Blossom Garden38 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.37Lowest$0.44$0.55
Average Offering PricePer Apartment$890,875Highest$765,889$612,500
Average PricePer Square Foot$944Below peers$969$1,010
Property TaxesPer Square Foot / Month$0.22In line$0.08$0.37
Average Unit SizeSquare Feet944 SFLargest791 SF606 SF

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Unit mix, closings, budgets, finishes and the team, against 132-25 41st 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 closed100% of the homes in Schedule A8 of 8
Closing prices vs. Schedule A8 homes: $6,500,652 at closing against $7,127,000 in Schedule A (p. 40)−8.8%
Average closing price8 homes, on their Schedule A square feet$861 / SF
Closingsfirst and latest recordedJun 12, 2025 – Apr 13, 2026

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 8 closings
HomeRecordedClosing priceSchedule ADifference
201Jun 12, 2025$794,235$831,000 p. 40−4.4%
202Jul 29, 2025$782,016$799,000 p. 40−2.1%
101Aug 15, 2025$908,993$972,000 p. 40−6.5%
102Aug 25, 2025$692,410$716,000 p. 40−3.3%
301Sep 5, 2025$773,870$872,000 p. 40−11.3%
302Dec 19, 2025$804,418$817,000 p. 40−1.5%
402Dec 29, 2025$813,012$847,000 p. 40−4%
401Apr 13, 2026$931,699$1,273,000 p. 40−26.8%

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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
4298 LLC
Principals
Yousef Lati
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection
Construction lender
Colorado Federal Savings Bank$5.14 million recorded

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

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