Sunflower Condominium
132-22 41st Road, Queens, NY 11354
Overview
Sunflower is a 10-unit condo in Queens, with 1 parking unit and 4 commercial units.
- Offering plan: Accepted July 2023 · 264 pages
- Finishes: 10-foot ceilings, engineered wood floors, LG and Bosch appliances and a washer and dryer in each apartment
- Prices: $800 a square foot on average, as first offered; $10.3 million in all
- Utilities: Electricity and heat paid by the owner; gas and water and sewer in the common charges p. 31
- Sponsor: Sunflu Condominium, Inc., represented by Kevin Kerveng Tung, P.C.; principals Hsiu Hsiung Lin and Steven Kuo
- Neighborhood: Flushing, Queens
- Subway: 7-minute walk to Flushing-Main St (7)
- Amendments: 1, the latest in December 2023
- Units
- 10 residential · 1 parking · 4 commercial
- Neighborhood
- Flushing, Queens
- Subway
- 7 min walk to Flushing-Main St 7
- Principals
- Hsiu Hsiung Lin, Steven Kuo
- Average $/sf
- $800Homes in Schedule A, as first offered
- Offering price
- $10.3 million total
- Floor plans
- Pages 148–164 of the plan
- AcceptedJuly 2023
- 1 amendment
- First sale
- Latest sale
Units & Prices
Sales
6 of 14 units sold (43%)
$4.57 millionin sales
$653/SFaverage sale price
December 2024 – September 2025first to latest sale
| Unit | Sold | Price |
|---|---|---|
| M3* | Sep 23, 2025 | $445,484 |
| 402 | May 29, 2025 | $646,589 |
| 502 | Apr 28, 2025 | $763,688 |
| DC* | Apr 21, 2025 | $1,009,645 |
| 401 | Dec 17, 2024 | $712,775 |
| 202 | Dec 6, 2024 | $988,000 |
From city records (ACRIS), through Mar 31, 2026.
Common Charges & First-Year Budget
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 11 homes.
- Plan's estimate
- $5,150 a year per homeSchedule A, as first filed
- Full tax, FY2026
- $9,280 a year per homeBefore any tax break; 80% more than the estimate
- Tax breaks
- $6,700 a year per home offexemptions and abatements
- Billed, FY2026
- $2,590 a year per home50% less than the estimate
Checked against the first full year's bill for 11 homes: 11 paid less. The typical home paid 69% less than estimated.
| Home | Plan's estimate | First year | Current |
|---|---|---|---|
| M1* | $3,499 | $5,300FY2026 | |
| M2* | $3,511 | $5,317FY2026 | |
| M3* | $5,103 | $7,729FY2026 | |
| DC* | $16,283 | $4,378FY2026 | $4,378FY2026 |
| 201 | $3,219 | $993FY2026 | $993FY2026 |
| 202 | $4,881 | $1,505FY2026 | $1,505FY2026 |
| 301 | $4,667 | $1,442FY2026 | $1,442FY2026 |
| 302 | $4,881 | $1,505FY2026 | $1,505FY2026 |
| 401 | $4,667 | $1,442FY2026 | $1,442FY2026 |
| 402 | $4,881 | $1,505FY2026 | $1,505FY2026 |
| 501 | $4,667 | $1,442FY2026 | $1,442FY2026 |
| 502 | $4,881 | $1,505FY2026 | $1,505FY2026 |
| 601 | $3,009 | $928FY2026 | $928FY2026 |
| 602 | $3,897 | $1,201FY2026 | $1,201FY2026 |
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.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
- Transfer taxes
- Paid by the purchaserNew York City and State transfer taxes, by law the seller's, shift to the buyer in a sponsor salep. 6
- Working capital
- “$500.00 per Unit”Contribution to the condominium's working capital fundp. 66
Not listed: title insurance, mortgage tax, lender fees, mansion tax.
The Building
Amendments
Amendment 1 Dec 27, 2023
Amendment extends the offering plan term, declares the plan effective, updates addresses and 421-A tax abatement information, revises sponsor attorney fees, and adjusts Schedule A and Schedule B budgets.
- Offering plan term extended six (6) months from amendment acceptance date
- Plan declared effective based on 21% of units sold (three units: #401, #402, #502)
- Sponsor address updated to 135-15 40th Road, Suite 302, Flushing, New York 11354
- 421-A Partial Tax Abatement Preliminary Certificate received; Final Certificate anticipated first quarter of 2024
- Schedule A updated with four new columns showing estimated taxes and carrying charges after 421-A abatement
- Sponsor attorney fee set at $1,500 shifted to purchaser, plus $250 ACRIS preparation fee and $150 if closing outside sponsor's office
- Schedule B first-year operating budget revised: Common Charges $178,669, with updates to Repair & Maintenance and Reserve Fund amounts
Team
- Sponsor
- Sunflu Condominium, Inc.
- Principals
- Hsiu Hsiung Lin, Steven Kuo
- Counsel
- Kevin Kerveng Tung, P.C.
- Tax estimate
- Thomas E. BerinatoPrepared the first-year real estate tax projection
- Construction lender
- Ponce Bank$6.58 million recorded
- General contractors
- Global Group Industries, Vision Contracting NY, Turnkey 88 Contracting, Li Tan Construction, Xia General Contracting, Dynasty ContractingHeld the general construction permit on DOB job 420896775
Zoning
- Zoning district
- R6
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Infinity 8 Condominiumnext door · 204 units · 1 parking · 2013
- Century Tower Condominiumnext door · 30 units · 20 parking · 2022
- 132-51 41st Road Condominiumnext door · 14 units · 2026
- Summit At Infinity 8 Condominiumnext door · 93 units · 2019
- Shangri-La Condominiumnext door · 23 units · 12 parking · 2014
- 132-25 41st Avenue Condominiumnext door · 8 units · 2025