Pascal Condominium
339 East 109th Street, Manhattan, NY 10029
Overview
Pascal is a 35-unit condo in Manhattan.
- Offering plan: Accepted September 2010 · 279 pages · floor plans on page 18
- Finishes: Wood floors, quartz kitchen countertops, Fagor, JennAir and Blomberg appliances, washer/dryer hook-ups and through-wall PTAC units for heating and cooling
- Prices: $654 a square foot on average, as first offered; $14.6 million in all
- Common charges: $270–$421 a month, the sponsor's first-year estimate
- Sponsor: 333-339 East 109 LLC, represented by Richard L. Yellen & Associates, LLP; principals David E. Marx
- Subway: 7-minute walk to 110 St (6); 13 minutes to 103 St (6)
- Amendments: 5, the latest in November 2012
- Units
- 35 residential
- Subway
- 7 min walk to 110 St 6103 St 6, 13 min
- Principals
- David E. Marx
- Average $/sf
- $654Homes in Schedule A, as first offered
- Common charges
- $270–$421 a monthSponsor's first-year estimate in Schedule A, twelve-month period beginning September 1, 2010
- Offering price
- $14.6 million total
- Floor plans
- Page 18 of the plan
- SubmittedOctober 2010
- AcceptedSeptember 2010
- 5 amendments
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through Oct 31, 2025.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
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Property Taxes
The plan's first-year tax estimate, checked against the city's real bills.
Each home's estimate, city bills and tax breaksSee it free →Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 5 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 5 2012
Fifth amendment extends the offering plan term, confirms sponsor relinquished board control, and updates the 2013 budget.
- Only Unit 2C remains unsold, held by Sponsor (less than 10% of units)
- Sponsor relinquished control of Board of Managers on January 12, 2012
- Unit 2C expected to close before end of 2012
- 2013 budget approved: $147,344.00 total income and expenses
- Labor costs increased from $13,000.00 to $18,300.00
- Heat/Hot Water removed from 2013 budget (was $21,498.00 in 2012)
Amendment 4 Nov 1, 2011
Post-closing amendment documenting first unit closing on June 22, 2011, updating budget dates and renaming contingency reserve fund.
- First unit closing occurred June 22, 2011 at Richard L. Yellen & Associates offices
- Temporary certificate of occupancy issued April 15, 2011, renewed through October 7, 2011
- Declaration recorded June 15, 2011
- Reserve Fund (10% of budget) held at Signature Bank, Great Neck
- Working capital fund $10,394.64 held at Signature Bank
- Budget period changed to June 22, 2011 — June 21, 2012
- Line item 'Contingency/Reserve Fund' renamed to 'Reserve Fund'
- 21 units unsold: 1D, 2A, 2C, 2D, 2E, 3A, 3B, 3C, 3D, 3E, 4A, 4B, 4C, 4E, 5A, 5B, 5D, 6A, 6B, 7A, PHA, PHC
Amendment 3 Aug 11, 2011
Offering prices for two residential units decreased.
- Unit 2E price reduced from $580,000 to $570,000
- Unit 3B price reduced from $415,000 to $405,000
- Schedule A prices decreased for 2 homes (median -1.7%): 2E $580,000 → $570,000; 3B $415,000 → $405,000
Amendment 2 May 12, 2011
Amendment declares the plan effective with 9 units under contract, revises financing contingency terms, includes washer/dryer in purchase price, raises liquidated damages cap, and corrects Declaration details.
- Plan declared effective as of April 18, 2011 with 9 units contracted (25.7% of 35 units)
- Financing contingency now permitted if Sponsor agrees; SONYMA-qualifying purchasers entitled to contingency per SONYMA guidelines
- Purchase price includes installed Bosch stacked washer/dryer (washer Model # WFL2090UC or equivalent; dryer Model # WTE86300US or equivalent)
- Liquidated damages cap increased from 5% to 10% of offering price
- Declaration corrected for building address, tax lot numbers, and Unit area calculations by Karl Fischer, RA
- Sponsor's construction lender waived 51% contract requirement for effectiveness
Amendment 1 Oct 8, 2010
Offering prices for 28 residential units increased.
- Unit 1A price raised from $276,500 to $329,000
- Unit 1D price raised from $365,500 to $430,000
- Unit 1E price raised from $395,250 to $480,000
- Unit 2A price raised from $335,750 to $399,000
- Unit 2C price raised from $361,250 to $430,000
- Unit 2D price raised from $466,650 to $545,000
- Schedule A prices increased for 35 homes (median +17.6%): 1A $276,500 → $329,000; 1D $365,500 → $430,000; 1E $395,250 → $480,000; 2A $335,750 → $399,000; ...
Team
- Sponsor
- 333-339 East 109 LLC
- Principals
- David E. Marx
- Tax estimate
- Ben Rottenstein Associates, Inc.Prepared the first-year real estate tax projection
- Construction lender
- The Community Preservation Corporation
- General contractor
- Atria BuildersHeld the general construction permit on DOB job 104126802
- Property report
- Karl Fischer, Architect PLLCPrepared the plan's description of the property and its condition · Named on p. 94
- Title agency
- Madison Title AgencyThe sponsor's title company for buyers; you can choose another · Named on p. 53
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R7A
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Crown Condominiumnext door · 31 units · 2005
- Mirada Condominium0.3 mi · 69 units · 32 parking · 2007
- Vista Noble Tower Condominium0.3 mi · 42 units · 11 parking · 2024
- 152 East 116th Street Owners Hdfc0.4 mi · 9 units · 2019
- Huxley Condominium0.5 mi · 71 units · 2021
- 1399 Park Avenue Condominium0.5 mi · 72 units · 1 parking · 2016
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