THE CONDO BOOK PROJECT

La Vita Condominium

133-25 37th Avenue, Queens, NY 11354

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Overview

La Vita is a new 150-unit condo in Queens, with 5 commercial units.

  • Offering plan: Accepted August 2024
  • Prices: $1,521 a square foot on average, as first offered; $135.5 million in all
  • Sponsor: 37 Ave Richouse LLC, represented by Herrick, Feinstein LLP
  • Neighborhood: Flushing, Queens
  • Subway: 7-minute walk to Flushing-Main St (7)
  • Amendments: 2, the latest in January 2026
  1. AcceptedAugust 2024
  2. 2 amendments

Amendments

Amendment 2 Jan 30, 2026

The plan is declared effective with 26 units under purchase agreements, the offering period is extended six months, and buyers may have to reimburse the sponsor for new federal anti-money-laundering reporting costs at closing.

  • Plan declared effective: purchase agreements from 26 Residential Units, 17.3% of units offered, counted as of March 1, 2026
  • Offering period extended by six (6) months
  • Initial temporary certificate of occupancy expected in or about May 2026
  • Buyers may be required to reimburse the sponsor at closing for FinCEN RRP Rule compliance costs, for closings after March 1, 2026
  • Storage locker Schedule A-1 revised to correct square footage of certain storage lockers; none under contract
  • No Residential Units have closed title and the condominium has not yet been formed

Amendment 1 Aug 4, 2025

This amendment moves the expected start of closings to about January 1, 2026, resets the first operating year to 2026, updates prices and tax projections, and extends the offering by six months.

  • Closings expected to begin on or about January 1, 2026
  • First year of condominium operation moved to January 1, 2026 to December 31, 2026, with a replaced budget (Exhibit B)
  • Real estate taxes for Residential Units projected at $707,884 for 2026 and $1,355,896 for 2027 after construction; taxes may increase materially
  • Schedule A offering prices and related information updated as of August 4, 2025
  • Offering period extended six (6) months
  • Hotel Unit square footage corrected; Common Interests rounded to the third decimal
  • Special Risk #14 on real estate taxes replaced
  • New FinCEN disclosure on Geographic Targeting Orders for closings after April 15, 2025
What each amendment changed, line by lineGet Full Access

Team

Sponsor
37 Ave Richouse LLC

Zoning

Zoning district
C4-2

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

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