THE CONDO BOOK PROJECT

Queens Crossing Condominium

136-20 38th Avenue A/K/A 38-21 Main Street, Queens, NY 11354

Also known as 136-20 38th Avenue · 38-21 Main Street

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Overview

Queens Crossing is a condo in Queens, with 96 commercial units.

  • Offering plan: Accepted November 2005 · 302 pages
  • Prices: $211.3 million in all
  • Utilities: Electricity and hot water paid by the owner; heat and cooling submetered and billed by the condominium p. 287
  • Developer: F&T Group; principals Sunny Chiu and Christian Lee
  • Sponsor: F & T Int'L (Flushing, New York) LLC, represented by Swift & Associates, Pllc
  • Neighborhood: Flushing, Queens
  • Subway: 2-minute walk to Flushing-Main St (7)
  • Amendments: 4, the latest in April 2009
  1. AcceptedNovember 2005
  2. 4 amendments
  3. First sale
  4. Latest sale

Sales

0 of 0 units sold

$125.5 millionin sales
April 2007 – September 2009first to latest sale
UnitSoldPrice
CFASep 25, 2009$1,945,112
CFBAug 18, 2009$1,718,457
CFCJul 28, 2009$1,636,037
3CFeb 23, 2009$2,367,515
3IApr 10, 2008$1,460,895
9HFeb 29, 2008$1,234,240
3BJan 14, 2008$2,429,330
11JDec 5, 2007$1,140,282
3EOct 2, 2007$1,656,642
8ISep 28, 2007$1,182,727
3DSep 27, 2007$1,639,948
8JSep 27, 2007$1,223,937
4A-1Sep 20, 2007$4,945,200
4BSep 20, 2007$6,387,550
5LSep 18, 2007$873,961
7ISep 10, 2007$1,003,876
7JSep 10, 2007$1,070,108
11EAug 16, 2007$966,375
8FAug 10, 2007$2,460,031
8GAug 10, 2007$2,460,031
8HAug 10, 2007$2,460,031
8EAug 8, 2007$956,072
9FAug 8, 2007$761,355
10FAug 8, 2007$1,079,702
8BAug 3, 2007$1,110,610
10HAug 3, 2007$1,208,000
6LAug 2, 2007$770,627
11DAug 1, 2007$883,955
5HJul 30, 2007$2,450,685
8CJul 30, 2007$1,151,820
11FJul 26, 2007$1,048,000
10DJul 25, 2007$883,955
6AJul 24, 2007$1,440,290
5IJul 20, 2007$1,460,895
8DJul 20, 2007$848,000
3AJul 13, 2007$3,988,000
9GJul 6, 2007$925,165
5CJun 28, 2007$1,563,920
6CJun 28, 2007$1,563,920
9CJun 28, 2007$1,151,820
10IJun 27, 2007$1,193,030
10JJun 27, 2007$1,234,240
5GJun 26, 2007$1,780,272
9EJun 26, 2007$956,072
3FJun 19, 2007$3,885,279
3GJun 19, 2007$3,885,279
7DJun 18, 2007$914,862
7EJun 15, 2007$1,007,585
7FJun 15, 2007$849,956
7GJun 15, 2007$721,175
7HJun 15, 2007$982,859
3JJun 14, 2007$560,250
9AJun 12, 2007$883,955
9DJun 12, 2007$873,652
3LJun 8, 2007$2,089,347
6KJun 8, 2007$760,324
9JJun 8, 2007$1,223,937
3HJun 5, 2007$2,336,607
9BJun 1, 2007$1,110,610
6MMay 31, 2007$1,203,332
5AMay 23, 2007$1,440,290
8AMay 16, 2007$883,955
6JMay 9, 2007$914,862
5FMay 7, 2007$2,985,665
11IMay 7, 2007$1,193,030
6EMay 4, 2007$1,512,407
6DApr 30, 2007$1,409,382
6HApr 30, 2007$3,026,875
6IApr 30, 2007$1,172,425
7AApr 30, 2007$3,311,224
7BApr 30, 2007$3,311,224
7CApr 30, 2007$3,311,224
11CApr 30, 2007$1,162,122
5BApr 27, 2007$1,512,407
5DApr 27, 2007$2,901,184
5EApr 27, 2007$2,901,184
5JApr 27, 2007$925,165
6FApr 27, 2007$2,985,664
6GApr 27, 2007$1,780,437
10BApr 27, 2007$1,120,912
10AApr 26, 2007$894,257
10CApr 26, 2007$1,162,122
10EApr 26, 2007$966,375
11HApr 26, 2007$1,244,542
10GApr 25, 2007$935,467
11AApr 16, 2007$894,257
11BApr 16, 2007$1,120,912
11GApr 11, 2007$935,467
Every sale: 88 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.

HomeCurrent
11G$9,982FY2026
11B$23,867FY2026
11A$9,544FY2026
10G$9,982FY2026
10C$12,403FY2026
11H$13,282FY2026
10E$10,313FY2026
10A$9,544FY2026
5D$15,813FY2026
5E$15,153FY2026
6F$31,865FY2026
5J$9,875FY2026
6G$19,001FY2026
10B$11,965FY2026
5B$16,141FY2026
11C$12,403FY2026
6I$12,512FY2026
6H$32,303FY2026
6D$15,043FY2026
6E$16,141FY2026
11I$12,732FY2026
5F$31,865FY2026
6J$9,763FY2026
8A$9,434FY2026
5A$15,375FY2026
6M$12,844FY2026
9B$23,643FY2026
3H$24,938FY2026
9J$13,066FY2026
3L$27,795FY2026
6K$8,116FY2026
9D$9,322FY2026
9A$9,434FY2026
3J$15,260FY2026
7H$13,942FY2026
7F$12,072FY2026
7E$10,754FY2026
7G$10,423FY2026
7D$19,475FY2026
3F$18,010FY2026
3G$48,246FY2026
5G$19,001FY2026
9E$10,204FY2026
10I$12,732FY2026
10J$13,173FY2026
9C$12,293FY2026
6C$16,692FY2026
5C$16,692FY2026
9G$9,875FY2026
3A$43,848FY2026
8D$9,322FY2026
5I$32,198FY2026
6A$15,375FY2026
10D$9,434FY2026
11F$11,524FY2026
5H$26,259FY2026
8C$12,293FY2026
11D$9,434FY2026
6L$8,224FY2026
8B$11,852FY2026
10H$13,282FY2026
8E$10,204FY2026
9F$11,412FY2026
10F$22,987FY2026
11E$10,313FY2026
7J$13,392FY2026
7I$13,392FY2026
5L$12,844FY2026
4A1$152,515FY2026
4B$177,466FY2026
8J$13,066FY2026
3D$17,571FY2026
8I$12,625FY2026
3E$17,681FY2026
11J$13,173FY2026
3B$25,927FY2026
9H$13,173FY2026
3I$15,591FY2026
3C$25,265FY2026
8F$11,412FY2026
8H$13,173FY2026

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 buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

Sponsor's counsel fee
$1,000.00Paid by the purchaser to the sponsor's attorneys for the closingp. 7
Counsel's extra charges
  • $250.00: closing outside counsel's officep. 7
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
“one (1) month's common charge”Contribution to the condominium's working capital fundp. 5
ICIP fee
$850.00p. 26

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

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

Team

Sponsor
F & T Int'L (Flushing, New York) LLC
Developer
F&T GroupReported by web.archive.org
Principals
Sunny Chiu, Christian Lee
Construction lender
First Commercial BankLender on the mortgage and building loan agreement recorded April 2005 in ACRIS; $150 million recorded
General contractors
Top 8 Construction, Tri-Square ConstructionHeld the general construction permit on DOB job 401872354
Title agency
Federal Standard AbstractThe sponsor's title company for buyers; you can choose another · Agent for Commonwealth Land Title Insurance Company · Named on p. 58

Zoning

Zoning district
C4-3

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

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