THE CONDO BOOK PROJECT

Northern

146-17 Northern Boulevard, Queens, NY 11354

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Overview

Northern is a 34-unit condo in Queens, with 1 parking unit and 5 commercial units.

  • Offering plan: Accepted December 2020 · 373 pages
  • Finishes: Cork floors, hard wood cabinets, Fisher & Paykel appliances, a washer and dryer in each apartment and a VRF heat pump system for heating and cooling
  • Prices: $39.8 million in all
  • Utilities: Electricity paid by the owner; water and sewer in the common charges p. 27
  • Sponsor: 14615 Northern Blvd, LLC**, represented by Sichenzia Ross Ference LLP; principals Yong Chen and Weitao Shi
  • Neighborhood: Murray Hill, Queens
  • Subway: 16-minute walk to Flushing-Main St (7)
  • Amendments: 3, the latest in October 2021
  1. AcceptedDecember 2020
  2. 3 amendments
  3. First sale
  4. Latest sale

Sales

34 of 34 units sold (100%)

$20.7 millionin sales
December 2021 – March 2022first to latest sale
UnitSoldPrice
5EMar 15, 2022$728,049
5GMar 3, 2022$453,238
5AFeb 17, 2022$741,286
4CFeb 15, 2022$711,757
6AFeb 14, 2022$1,087,491
5DFeb 7, 2022$496,860
3FFeb 3, 2022$442,104
4DFeb 3, 2022$495,846
2CJan 31, 2022$771,834
3DJan 31, 2022$501,930
4BJan 31, 2022$560,038
4FJan 31, 2022$424,574
2DJan 28, 2022$514,216
4GJan 28, 2022$502,843
5FJan 28, 2022$456,300
6CJan 28, 2022$717,866
6DJan 28, 2022$519,308
6FJan 28, 2022$456,300
3BJan 27, 2022$491,790
3GJan 27, 2022$474,552
2BJan 26, 2022$466,440
2GJan 25, 2022$529,490
2EJan 24, 2022$814,600
4EJan 21, 2022$728,049
6GJan 20, 2022$515,000
2FJan 19, 2022$476,580
3EJan 19, 2022$692,410
5BJan 18, 2022$580,403
3AJan 11, 2022$725,458
4AJan 4, 2022$710,739
3CDec 28, 2021$712,775
6EDec 23, 2021$733,140
5CDec 21, 2021$740,403
2ADec 20, 2021$711,757
Every sale: 34 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
2A$1,753FY2026
5C$1,753FY2026
6E$1,740FY2026
3C$1,753FY2026
4A$1,740FY2026
3A$1,740FY2026
5B$1,344FY2026
2F$1,216FY2026
3E$1,740FY2026
6G$1,113FY2026
4E$1,740FY2026
2E$1,802FY2026
2G$1,248FY2026
2B$1,344FY2026
3G$1,113FY2026
3B$1,344FY2026
6F$1,081FY2026
2D$1,280FY2026
4G$1,113FY2026
5F$1,081FY2026
6D$1,190FY2026
6C$1,753FY2026
2C$1,873FY2026
3D$1,190FY2026
4B$1,344FY2026
4F$1,081FY2026
3F$1,081FY2026
4D$1,190FY2026
5D$1,190FY2026
6A$10,836FY2026
4C$1,753FY2026
5A$1,740FY2026
5G$1,113FY2026
5E$1,740FY2026

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
$2,500Paid by the purchaser to the sponsor's attorneys for the closingp. 14
Counsel's extra charges
  • $250: ACRIS transfer documents preparationp. 14
  • $250: Closing outside counsel's officep. 14
  • “$500 per adjournment”: Adjourned closingp. 14
Working capital
“two (2) months Common Charges”Contribution to the condominium's working capital fundp. 14
421-a reimbursement
$3,000Paid to Sponsorp. 106

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

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

Team

Sponsor
14615 Northern Blvd, LLC**
Principals
Yong Chen, Weitao Shi
Tax estimate
Highpoint Incentive Inc.Prepared the first-year real estate tax projection
Construction lender
Dime Community Bank$13.3 million recorded
General contractor
Sunlight Construction AaHeld the general construction permit on DOB job 421606202
Interior designer
ChangalliReported by newyorkconstructionreport.com
Title agency
Liberty Land Abstract, Inc.The sponsor's title company for buyers; you can choose another · Named on p. 99
Buyer's lenders
Popular Bank, Wells FargoThe sponsor's preferred mortgage lenders; you can use another, though the mortgage contingency is offered through the sponsor's lender · Named on p. 42

Zoning

Zoning district
R6
Commercial overlay
C1-2

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

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