Shabazz Gardens Condominium* All Units Sold*
105 & 109 West 117th St *Offering Terminated*, Manhattan, NY 10026
Overview
Shabazz Gardens Condominium* All Units Sold* is an 8-unit condo in Manhattan.
- Offering plan: Accepted June 2005 · 307 pages · floor plans on pages 216–217
- Finishes: Laminate kitchen countertops, Birchwood frameless cabinetry cabinets, GE and G.E. appliances and washer/dryer hook-ups
- Prices: $2.34 million in all
- Common charges: $436–$698 a month, the sponsor's first-year estimate
- Sponsor: Lenox Gardens Homes Corp., represented by Hofheimer, Gartlir & Gross, LLP; principals Eric Bluestone, Ira Lichtiger, Sara B. Herbstman, Steven Bluestone and Thomas Potvin
- Subway: 2-minute walk to 116 St (2, 3); 7 minutes to 110 St-Malcolm X Plaza (2, 3)
- Amendments: 1, the latest in January 2006
- Units
- 8 residential
- Subway
- 2 min walk to 116 St 2 3110 St-Malcolm X Plaza 2 3, 7 min
- Principals
- Eric Bluestone, Ira Lichtiger, Sara B. Herbstman, Steven Bluestone, Thomas Potvin
- Common charges
- $436–$698 a monthSponsor's first-year estimate in Schedule A, January 1, 2006 through December 31, 2006
- Offering price
- $2.34 million total
- Floor plans
- Pages 216–217 of the plan
- SubmittedJanuary 2006
- AcceptedJune 2005
- 1 amendment
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through Aug 31, 2026.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills.
Each home's estimate, city bills and tax breaksSee it free →Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 6 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 1 2006
Plan declared effective on January 12, 2006 with six of eight units under valid purchase agreements.
- Plan effective date: January 12, 2006
- Six of eight units have valid binding Purchase Agreements (75%)
- Two units under contract awaiting financing commitments
- Implied approval period for Eligible Mortgage Holders increased from 30 days to 60 days
- Default notice procedure amended to require response within 60 days maximum
Team
- Sponsor
- Lenox Gardens Homes Corp.
- Principals
- Eric Bluestone, Ira Lichtiger, Sara B. Herbstman, Steven Bluestone, Thomas Potvin
- Tax estimate
- Goldberg Weprin & Ustin LLPPrepared the first-year real estate tax projection
- Construction lender
- JPMorgan Chase Bank$2.44 million loan stated in the plan
- Title agency
- First Queens Abstract Corp.The sponsor's title company for buyers; you can choose another · Agent for Commonwealth Land Title Insurance Company · Named on p. 65
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R7-2
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Mauricenext door · 4 units · 2015
- Normandie Condominiumnext door · 25 units · 2004
- Kalahari Condominium0.2 mi · 249 units · 1 parking · 2006
- 121 St. Nicholas Avenue Housing Development Fund Corporation0.2 mi · 24 units · 2019
- Patagonia0.2 mi · 30 units · 2022
- Lantern Condominium0.2 mi · 2009
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