THE CONDO BOOK PROJECT

Pople Manor Condominium

132-36 Pople Avenue, Queens, NY 11354

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Overview

Pople Manor is a 37-unit condo in Queens, with 20 parking units.

  • Offering plan: Accepted July 2010 · 334 pages
  • Finishes: Hardwood floors and granite kitchen countertops
  • Prices: $568 a square foot on average, as first offered; $16.8 million in all
  • Common charges: $149–$379 a month, the sponsor's first-year estimate
  • Utilities: Electricity paid by the owner p. 26
  • Sponsor: Pople Properties Inc., represented by Law Offices Of William X. Zou; principals Yan Jin Li, Jian Shan Zheng, Yu Feng Chen and Zhong Guan Zheng
  • Neighborhood: Flushing, Queens
  • Subway: 11-minute walk to Flushing-Main St (7)
  • Amendments: 3, the latest in September 2011
  1. AcceptedJuly 2010
  2. 3 amendments
  3. First sale
  4. Latest sale

Sales

40 of 40 units sold (100%)

$12.7 millionin sales
$446/SFaverage sale price
February 2011 – February 2013first to latest sale
UnitSoldPrice
5DFeb 12, 2013$418,782
4HFeb 17, 2012$101,400
M3Feb 17, 2012$152,100
BAFeb 15, 2012$101,400
M2Feb 15, 2012$152,100
M1Feb 7, 2012$301,212
4EFeb 3, 2012$238,290
5AFeb 3, 2012$324,480
5CJan 24, 2012$207,870
1AJan 18, 2012$314,340
1HJan 18, 2012$314,340
5BSep 14, 2011$342,732
2DAug 24, 2011$388,362
2FAug 12, 2011$344,760
1BJul 25, 2011$192,660
2AJul 21, 2011$471,510
3BJun 9, 2011$304,200
4FJun 6, 2011$253,500
2BMay 26, 2011$283,920
2GMay 26, 2011$314,340
4BMay 24, 2011$283,920
4CMay 24, 2011$304,200
2CMay 23, 2011$304,200
3CMay 23, 2011$314,340
2EMay 17, 2011$395,460
3GApr 21, 2011$430,950
1GApr 18, 2011$385,320
1FApr 14, 2011$329,550
4GApr 8, 2011$430,950
2HMar 31, 2011$471,510
3DMar 14, 2011$324,480
3EMar 14, 2011$357,942
4AMar 9, 2011$354,900
4DMar 4, 2011$302,172
1CFeb 16, 2011$278,850
1DFeb 16, 2011$344,760
1EFeb 16, 2011$329,550
3AFeb 16, 2011$380,250
3FFeb 16, 2011$314,340
3HFeb 16, 2011$517,271
Every sale: 40 recorded sales, with price and dateGet Full Access

From city records (ACRIS), through Sep 30, 2026.

Common Charges & First-Year Budget

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

HomePlan's estimateCurrent
M2$472$6,874FY2026
M3$384$5,584FY2026
BA$386$6,685FY2026
1A$464$8,092FY2026
1B$259$4,515FY2026
1C$260$4,544FY2026
1D$334$5,835FY2026
1E$334$5,835FY2026
1F$291$5,072FY2026
1G$398$6,949FY2026
1H$464$8,092FY2026
2A$464$8,092FY2026
2B$334$5,835FY2026
2C$338$5,893FY2026
2D$334$5,835FY2026
2E$334$5,835FY2026
2F$291$5,072FY2026
2G$398$6,949FY2026
2H$464$8,344FY2026
3A$464$8,092FY2026
3B$334$5,835FY2026
3C$338$5,893FY2026
3D$334$5,835FY2026
3E$334$5,835FY2026
3F$291$5,072FY2026
3G$398$6,949FY2026
3H$464$8,092FY2026
4A$464$8,092FY2026
4B$334$5,835FY2026
4C$338$5,893FY2026
4D$334$5,835FY2026
4E$334$5,835FY2026
4F$291$5,072FY2026
4G$398$6,949FY2026
4H$464$8,092FY2026
5A$392$6,832FY2026
5B$373$6,509FY2026
5C$336$5,864FY2026
5D$336$5,864FY2026

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.

Each home's estimate, city bills and tax breaksGet Full Access

Closing Costs

The plan lists what a buyer pays at closing.

Sponsor's counsel fee
$800Paid by the purchaser to the sponsor's attorneys for the closingp. 70
Counsel's extra charges
  • $250: closing outside counsel's officep. 70
Working capital
“one month's common charges”Contribution to the condominium's working capital fundp. 69
Recording fee for Unit Deed and Power of Attorney
approximately $260p. 68
421-a Partial Tax Exemption or ICIP reimbursement
$1,000.00Paid to Sponsorp. 70

Not listed: title insurance, mortgage tax, lender fees, mansion tax.

All 5 closing costs in the plan, with their pagesGet Full Access

Team

Sponsor
Pople Properties Inc.
Principals
Yan Jin Li, Jian Shan Zheng, Yu Feng Chen, Zhong Guan Zheng
Tax estimate
Kwong Licensed Real Estate BrokerPrepared the first-year real estate tax projection
General contractors
BTW Pro, Rebar Construction, Total Structure EnterHeld the general construction permit on DOB job 410144794
Structural engineer
Kwong T. Seung. P.E.Named on p. 160
MEP engineer
Mo Engineering, P.C.Mechanical, electrical and plumbing · Named on p. 160

Zoning

Zoning district
R6

Today's zoning, from city data (PLUTO 26v2).

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