THE CONDO BOOK PROJECT

46-40 Vernon Boulevard Condominium

46-40 Vernon Boulevard, Queens, NY 11101

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Overview

Units
8 residential · 1 commercial
Subway
5 min walk to Vernon Blvd-Jackson Av 721 St G, 5 min
Principals
Angelo Ng, Bin Ren Eng, Thomas Ng
Average $/sf
$600Homes in Schedule A, as first offered
Common charges
$510–$1,066 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 to June 30, 2025
Offering price
$6.87 million total $3.93 million when first offered

The sponsor of record is Vernon 46 LLC, represented by Thomas E. Berinato, Attorney At Law. The offering plan runs 285 pages. The sponsor has filed 1 amendment, the latest in February 2025. The nearest other condo plan on file is 47-01 Vernon Boulevard Condominium, next door.

Plan CD230217 · New · accepted Jan 2, 2024 · AG record ↗

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FigureThis building15-0128 units · 0.1 miaccepted 2023The Destination312 units · 1.8 miaccepted 2024
Common ChargesPer Square Foot / Month$0.83In line$0.53$0.88
Average Offering PricePer Apartment$432,867Lowest$1.08M$954,167
Average PricePer Square Foot$600Lowest$1,343$1,230
Property TaxesPer Square Foot / Month$0.96Above peers$0.92$0.48
Average Unit SizeSquare Feet721 SFSmaller806 SF776 SF

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Unit mix, closings, budgets, finishes and the team, against 5-01 and The Destination, 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 closed89% of the homes in Schedule A8 of 9
Closing prices vs. Schedule A8 homes: $5,073,891 at closing against $3,129,600 in Schedule A (p. 32)+62.1%
Average closing price8 homes, on their Schedule A square feet$973 / SF
Closingsfirst and latest recordedApr 23, 2025 – May 21, 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
Unit 4BApr 23, 2025$843,111$415,800 p. 32+102.8%
Unit 4AMay 12, 2025$820,000$366,600 p. 32+123.7%
Unit 5AJun 18, 2025$83,650$366,600 p. 32−77.2%
Unit 5BJun 18, 2025$94,876$415,800 p. 32−77.2%
Unit 3ANov 10, 2025$775,000$366,600 p. 32+111.4%
Unit 2AJan 8, 2026$745,000$366,600 p. 32+103.2%
Unit 2BJan 8, 2026$840,000$415,800 p. 32+102%
Unit 3BMay 21, 2026$872,255$415,800 p. 32+109.8%

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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
Vernon 46 LLC
Principals
Angelo Ng, Bin Ren Eng, Thomas Ng
Tax estimate
Thomas E. BerinatoPrepared the first-year real estate tax projection

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

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