THE CONDO BOOK PROJECT

Grandview Commons Condominium

145-38 34th Avenue, Queens, NY 11354

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Overview

Grandview Commons is a 55-unit condo in Queens, with 28 parking units and 5 commercial units.

  • Offering plan: Accepted January 2018 · 314 pages
  • Finishes: Hardwood floors, granite kitchen countertops, Formica cabinets and Frigidaire and Summit appliances
  • Prices: $45.3 million in all ($39.4 million when first offered)
  • Utilities: Electricity and heat paid by the owner p. 15
  • Sponsor: 145-36 Realty, LLC, represented by Thomas E. Berinato, Attorney At Law; principals Jian Ting Zheng, Ren Ji Zheng, Xin Lin and Yi Di Lin
  • Neighborhood: Murray Hill, Queens
  • Subway: 17-minute walk to Flushing-Main St (7)
  • Amendments: 4, the latest in August 2020
  1. AcceptedJanuary 2018
  2. 4 amendments
  3. First sale
  4. Latest sale

Sales

55 of 55 units sold (100%)

$23.4 millionin sales
August 2018 – September 2021first to latest sale
UnitSoldPrice
C5Sep 10, 2021$1,395,000
C1Aug 9, 2021$458,213
6IApr 14, 2021$545,000
4EOct 21, 2020$314,984
6HApr 15, 2019$209,675
2BMar 20, 2019$303,487
3AMar 20, 2019$1,216,551
3CMar 20, 2019$1,063,942
3EMar 20, 2019$1,063,942
3GMar 20, 2019$1,063,942
4CMar 20, 2019$977,345
5CMar 20, 2019$331,150
5DMar 20, 2019$322,330
5GMar 20, 2019$1,216,551
6DMar 20, 2019$1,216,551
6EMar 20, 2019$1,063,942
6GMar 20, 2019$295,469
6KMar 20, 2019$977,345
7BMar 20, 2019$1,216,551
7DMar 20, 2019$977,345
7EMar 20, 2019$249,297
7GMar 20, 2019$1,216,551
7HMar 20, 2019$977,345
2CMar 13, 2019$305,893
3DMar 13, 2019$322,330
3FMar 13, 2019$295,469
4BMar 13, 2019$366,294
4DMar 13, 2019$352,330
5EMar 13, 2019$280,636
5HMar 13, 2019$243,752
7AMar 13, 2019$276,089
7CMar 13, 2019$309,317
2AFeb 28, 2019$358,412
2DFeb 28, 2019$307,496
3IFeb 28, 2019$238,540
4FFeb 28, 2019$325,469
4GFeb 28, 2019$209,675
4HFeb 28, 2019$243,752
5BFeb 28, 2019$306,294
5FFeb 28, 2019$295,469
6BFeb 28, 2019$292,663
6CFeb 28, 2019$248,964
6FFeb 28, 2019$280,636
7FFeb 28, 2019$211,679
C2Jan 11, 2019$2,212,973
C3Jan 11, 2019$2,212,973
C4Jan 11, 2019$2,212,973
5ADec 20, 2018$440,076
5INov 27, 2018$608,914
6JNov 15, 2018$600,768
2ENov 14, 2018$763,688
6ANov 8, 2018$444,639
7IOct 25, 2018$702,593
4IOct 15, 2018$560,038
4AOct 10, 2018$476,580
3JSep 24, 2018$498,888
3HSep 21, 2018$580,403
3BSep 17, 2018$702,593
4JSep 6, 2018$522,362
5JAug 13, 2018$532,545
Every sale: 60 recorded sales, with price and dateGet Full Access

From city records (ACRIS), through May 31, 2026.

Common Charges & First-Year Budget

Property Taxes

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

HomeFirst yearCurrent
5J$216FY2026
4J$216FY2026
3B$324FY2026
3H$258FY2026
3J$216FY2026
4A$194FY2026
4I$252FY2026
7I$326FY2026
6A$194FY2026
2E$320FY2026
6J$252FY2026
5I$252FY2026
5A$194FY2026
3I$252FY2026
4H$258FY2026
2D$324FY2026
2A$377FY2026
5B$324FY2026
5F$311FY2026
7F$223FY2026
4G$221FY2026
6B$309FY2026
6C$262FY2026
6F$297FY2026
4F$311FY2026
5H$258FY2026
5E$297FY2026
4D$340FY2026
4B$324FY2026
2C$322FY2026
3D$340FY2026
7C$326FY2026
3F$311FY2026
7A$229FY2026
7E$231FY2026
2B$320FY2026
5D$340FY2026
5C$348FY2026
6G$311FY2026
6H$221FY2026
4E$297FY2026
C1$2,205FY2024$2,455FY2026
C5$6,233FY2024$6,942FY2026

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
$650Paid by the purchaser to the sponsor's attorneys for the closingp. 67
Counsel's extra charges
  • $150: closing outside counsel's officep. 67
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. 7
Working capital
$500Contribution to the condominium's working capital fundp. 66
Recording fee for Unit Deed and Power of Attorney
“approximately $400”p. 65
New York City Real Property Tax Form recording fee
$75.00p. 65

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

All 6 closing costs in the plan, with their pagesGet Full Access

Team

Sponsor
145-36 Realty, LLC
Principals
Jian Ting Zheng, Ren Ji Zheng, Xin Lin, Yi Di Lin
Tax estimate
Thomas E. BerinatoPrepared the first-year real estate tax projection
Construction lender
Cathay Bank$9 million recorded
General contractor
New York Fast General ConstructionHeld the general construction permit on DOB job 421094381

Zoning

Zoning district
R7-1

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

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