Maple-Li Condominium
132-16 Maple Avenue, Queens, NY 11355
Overview
Maple-Li is an 8-unit condo in Queens, with 2 commercial units.
- Offering plan: Accepted December 2020
- Prices: $779 a square foot on average, as first offered; $6.7 million in all
- Common charges: $296–$494 a month, the sponsor's first-year estimate
- Sponsor: Maple-Li Estate LLC, represented by Ernest Lee, Attorney At Law
- Neighborhood: Flushing, Queens
- Subway: 11-minute walk to Flushing-Main St (7)
- Amendments: 7, the latest in March 2026
- Units
- 8 residential · 2 commercial
- Neighborhood
- Flushing, Queens
- Subway
- 11 min walk to Flushing-Main St 7
- Average $/sf
- $779Homes in Schedule A, as first offered
- Common charges
- $296–$494 a monthSponsor's first-year estimate in Schedule A, January 2024 - December 2024
- Offering price
- $6.7 million total
- AcceptedDecember 2020
- 7 amendments
- First sale
- Latest sale
Units & Prices
Sales
5 of 8 units sold (63%)
| Unit | Sold | Price |
|---|---|---|
| 2B | Jul 23, 2025 | $550,000 |
| 4B | Sep 10, 2024 | $558,206 |
| 3A | Aug 27, 2024 | $453,150 |
| 2A | Feb 8, 2024 | $436,020 |
| 4A | Feb 2, 2024 | $420,000 |
From city records (ACRIS), through Sep 30, 2026.
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 7 homes.
- Plan's estimate
- $7,740 a year per homeSchedule A, as first filed
- Full tax, FY2025
- $7,740 a year per homeBefore any tax break; the same as the estimate
- Billed, FY2025
- $7,740 a year per homethe same as the estimate
Checked against the first full year's bill for 7 homes: 7 within 10% of the plan's estimate. The typical home paid about what was estimated.
| Home | Plan's estimate | First year | Current |
|---|---|---|---|
| 2A | $7,003 | $7,002FY2025 | $7,525FY2026 |
| 2B | $7,423 | $7,976FY2026 | |
| 3A | $7,003 | $7,525FY2026 | $7,525FY2026 |
| 3B | $7,423 | $7,422FY2025 | $7,976FY2026 |
| 4A | $7,003 | $7,002FY2025 | $7,525FY2026 |
| 4B | $7,423 | $7,976FY2026 | $7,976FY2026 |
| 5A | $7,003 | $7,002FY2025 | $7,525FY2026 |
| 5B | $11,675 | $11,673FY2025 | $12,546FY2026 |
The plan's estimate is the sponsor's guess for year one. The city's bill is the real one, from the Department of Finance.
The Building
Amendments
Amendment 6 Oct 23, 2024
This amendment updates the Maple-Li Condominium plan with the first closing, the latest temporary certificate of occupancy, the reserve and working capital fund status, the sponsor's unsold units and financing, and extends the plan for 12 months.
- Offering plan extended for an additional twelve (12) months from the amendment date
- Sponsor still holds unsold units CF-1A, CF-CA, 2B and 3B, with 2B, CF-1A and CF-CA tenant-occupied (aggregate monthly rent $12,200.00)
- Sponsor's loans on unsold units mature 1/31/2025 and 5/10/2025; sponsor is refinancing the unsold units with Eastwest Bank
- Latest Temporary Certificate of Occupancy issued 7/11/2024; 35 feet of Builder's Pavement Plan sign-off remains, about one month and about $2000
- First unit closing held February 2, 2024
- No reserve fund; working capital fund of $4,277.69 deposited at Chase Bank
- First meeting of unit owners by 1/16/2026, or earlier if unsold units fall below 50% of Common Interest
- Sponsor's monthly common charges $1,952.04 and real estate taxes $3,845.06 on its units
Amendment 5 Apr 23, 2024
This amendment records the first unit closing and the Temporary Certificate of Occupancy, lists the Sponsor's remaining unsold units and board members, sets timing for the first owners' meeting, extends the plan six months, and states there is no reserve fund.
- First unit closed February 2, 2024, at Law Office of Fuqiang Zhang, 39-07 Prince Street, #4B, Flushing, NY 11354
- Temporary Certificate of Occupancy issued 01/16/2024 (Exhibit A certificate shows Date Issued 04/10/2024)
- Sponsor still holds 8 unsold units: CF-1A, CF-CA, 2B, 3A, 3B, 4B, 5A, 5B
- Board of Managers: Ryan Taylor Li (President, Secretary) and Jacqueline Taylor Li (Treasury), both Sponsor principals
- First unit owners' meeting upon the earlier of two years from first unit closing (i.e. 1/16/2026) or when unsold units are less than 50% of Common Interest
- Offering Plan extended six (6) months from the date of this amendment
- No reserve fund; working capital fund of $1,481.70 deposited at Chase Bank, 270 Park Avenue, New York, NY 10172
- Condominium Declaration filed 12/19/2022; separate real estate tax assessments made 2/17/2023
Amendment 4 Oct 4, 2023
The amendment reports the temporary certificate of occupancy and remaining work, sets a first-closing target of 01/01/2024, offers purchasers under contract a 15-day rescission right, updates the budget schedules, extends the plan's term six months, and changes a sponsor member and the Board of Managers.
- Purchasers under contract offered a 15-day period to rescind their purchase agreement
- Temporary Certificate of Occupancy issued 11/01/2023; work remains to obtain Final Certificate of Occupancy
- Architect estimates about one month and about $2000 for violation removal and BPP sign-off
- First closing anticipated by 01/01/2024
- Schedule A and Schedule B updated, with Expert's Budget Certification
- Plan's effective period extended six months from filing of this amendment
- Sponsor member Yung Heng Lee replaced by Jacqueline Taylor Li
- Board of Managers updated; Ryan Taylor Li listed as President
Amendment 3 Dec 29, 2022
This amendment extends the Plan's effective period by six months from the filing of the amendment, updates certain plan information, and replaces Schedule A with an updated version and expert's budget certification, while stating that common charges and projected expenses have not increased.
- Plan's effective period extended for six (6) months from the filing of this Amendment
- Updated Schedule A (Exhibit A) added, together with Expert's Budget Certification
- Common Charges in Schedule A have not increased
- Projected expenses in Schedule B have not increased
- Certain information in the Plan updated and/or revised
- Expert certifications (Exhibits A-3 and A-4) added for Schedule B and for commercial unit common charges
Amendment 2 Jun 6, 2022
This amendment extends the plan's effective period by six months and replaces Schedule A and Schedule B with updated figures for July 2022 to June 2023, while stating that common charges and projected expenses have not increased.
- Effective period of the offering plan extended six (6) months from filing of this Amendment
- Schedule A and Schedule B updated in Exhibit A for the period from July 2022 - June 2023
- Common charges in Schedule A and projected expenses in Schedule B have not increased
- Expert certifications for Schedule B and commercial unit common charges added (Exhibits A-3 and A-4)
Amendment 1 Apr 30, 2021
The amendment declares the Maple-Li Condominium offering plan effective after two purchase agreements were signed, sets the expected first closing for July 01, 2027, and extends the plan's effective period by six months.
- Offering plan declared effective after purchase agreements for 15.028% of the units were signed (the affidavit states 15.022%)
- Sponsor anticipates closing title and conveying the first unit on or about July 01, 2027
- Effective period of the plan extended for six (6) months from the filing of this Amendment
- Declaration, By-Laws and pertinent documents to be recorded before the first unit is conveyed
- Affidavit of Sponsor added as Exhibit A
Team
- Sponsor
- Maple-Li Estate LLC
- Counsel
- Ernest Lee, Attorney At Law
- General contractors
- Shidai Construction, TDL Construction, Dian Fa LinHeld the general construction permit on DOB job 421308775
Zoning
- Zoning district
- R6
Today's zoning, from city data (PLUTO 26v2).
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