THE CONDO BOOK PROJECT

Grandview Condominium

84-32 Grand Avenue, Queens, NY 11373

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Overview

Units
21 residential · 13 parking
Subway
7 min walk to Grand Av-Newtown M RElmhurst Av M R, 15 min
Principals
HENRY ZHENG, RICHARD LIN, VAN HAO HSU
Average $/sf
$395Homes in Schedule A, as first offered
Offering price
$7.7 million total

The sponsor of record is Grand Avenue Group, LLC, represented by Swift & Associates, Pllc. The offering plan runs 233 pages. The sponsor has filed 1 amendment, the latest in August 2007. The nearest other condo plan on file is 85-15 Condominium, 0.1 mi away.

Plan CD060288 · New · accepted Nov 13, 2006 · AG record ↗

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FigureThis building1Tri-Crown224 units · 1.4 miaccepted 2007Elmwood Gardens320 units · 0.6 miaccepted 2004
Common ChargesPer Square Foot / Month$0.28In line$0.11$0.42
Average Offering PricePer Apartment$344,762In line$376,667$337,825
Average PricePer Square Foot$395Below peers$398$444
Average Unit SizeSquare Feet873 SFIn line946 SF761 SF

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Unit mix, closings, budgets, finishes and the team, against Tri-Crown and Elmwood Gardens, 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 A21 of 21
Closing prices vs. Schedule A21 homes: $7,397,590 at closing against $7,240,000 in Schedule A (p. 18)+2.2%
Average closing price21 homes, on their Schedule A square feet$404 / SF
Closingsfirst and latest recordedOct 25, 2007 – Mar 18, 2009

Sales recorded with the Department of Finance (ACRIS) through May 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 21 closings
HomeRecordedClosing priceSchedule ADifference
1AOct 25, 2007$347,802$349,000 p. 18−0.3%
3COct 25, 2007$319,410$279,000 p. 18+14.5%
1COct 29, 2007$349,830$319,000 p. 18+9.7%
2ANov 5, 2007$365,040$365,000 p. 18+0%
2DNov 5, 2007$252,486$249,000 p. 18+1.4%
3DNov 5, 2007$251,472$249,000 p. 18+1%
3ENov 6, 2007$316,368$279,000 p. 18+13.4%
2BNov 7, 2007$433,992$365,000 p. 18+18.9%
3ANov 20, 2007$398,502$365,000 p. 18+9.2%
3BNov 21, 2007$405,600$365,000 p. 18+11.1%
4ANov 27, 2007$380,250$375,000 p. 18+1.4%
4BDec 4, 2007$409,632$375,000 p. 18+9.2%
5BDec 5, 2007$370,110$488,000 p. 18−24.2%
4CDec 12, 2007$370,110$365,000 p. 18+1.4%
1DDec 14, 2007$323,466$318,000 p. 18+1.7%
2EJan 8, 2008$278,850$279,000 p. 18−0.1%
2CJan 10, 2008$273,780$279,000 p. 18−1.9%
4DJan 10, 2008$400,530$375,000 p. 18+6.8%
1BFeb 20, 2008$344,760$349,000 p. 18−1.2%
5CMar 27, 2008$405,600$488,000 p. 18−16.9%
5AMar 18, 2009$400,000$365,000 p. 18+9.6%

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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
Grand Avenue Group, LLC
Principals
HENRY ZHENG, RICHARD LIN, VAN HAO HSU

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

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