146 Northern Condominium
35-20 146th Street, Queens, NY 11354
Overview
146 Northern is a 30-unit condo in Queens, with 1 parking unit and 2 commercial units.
- Offering plan: Accepted December 2022 · 300 pages
- Finishes: 8'2" ceilings, hardwood floors, marble kitchen countertops, GE appliances, a washer and dryer in each apartment, Delta bathroom fittings and split-system units for heating and cooling
- Prices: $23.5 million in all ($23.3 million when first offered)
- Utilities: Electricity, heat and hot water paid by the owner p. 29
- Developer: First Property Investment, LLC; principals Kevin Yang, Chun Min Kwok and Joyce Pik Wan Cheng
- Sponsor: 146 Northern LLC, represented by Thomas E. Berinato, Attorney At Law
- Neighborhood: Murray Hill, Queens
- Subway: 15-minute walk to Flushing-Main St (7)
- Amendments: 2, the latest in July 2024
- Units
- 30 residential · 1 parking · 2 commercial
- Neighborhood
- Murray Hill, Queens
- Subway
- 15 min walk to Flushing-Main St 7
- Developer
- First Property Investment, LLC
- Principals
- Kevin Yang, Chun Min Kwok, Joyce Pik Wan Cheng
- Offering price
- $23.5 million total $23.3 million when first offered
- Floor plans
- Pages 163–197 of the plan
- AcceptedDecember 2022
- 2 amendments
- First sale
- Latest sale
Sales
24 of 30 units sold (80%)
$12.5 millionin sales
June 2023 – January 2025first to latest sale
| Unit | Sold | Price |
|---|---|---|
| 5A | Jan 21, 2025 | $545,000 |
| 3C | Nov 27, 2024 | $542,727 |
| 4F | Jul 12, 2024 | $530,000 |
| 3H | Jun 10, 2024 | $496,860 |
| 4B | Jun 7, 2024 | $456,300 |
| 5E | Jun 7, 2024 | $456,300 |
| 5B | Apr 30, 2024 | $546,514 |
| 5D | Mar 15, 2024 | $405,600 |
| 5H | Mar 15, 2024 | $479,622 |
| 6A | Mar 8, 2024 | $486,720 |
| 4D | Dec 8, 2023 | $414,614 |
| 4G | Nov 8, 2023 | $570,220 |
| 4E | Sep 12, 2023 | $545,782 |
| 5C | Sep 12, 2023 | $451,230 |
| 6D | Aug 31, 2023 | $509,125 |
| 4C | Aug 24, 2023 | $523,381 |
| 5F | Aug 10, 2023 | $539,673 |
| 6C | Jul 31, 2023 | $685,000 |
| 4A | Jul 21, 2023 | $575,311 |
| 3G | Jul 14, 2023 | $567,165 |
| 3A | Jun 20, 2023 | $539,673 |
| 3E | Jun 20, 2023 | $529,490 |
| 4H | Jun 20, 2023 | $590,585 |
| 5G | Jun 20, 2023 | $560,038 |
From city records (ACRIS), through Mar 31, 2026.
Common Charges & First-Year Budget
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 22 homes.
Checked against the first full year's bill for 22 homes: 22 within 10% of the plan's estimate. The typical home paid 2% more than estimated.
| Home | Plan's estimate | First year | Current |
|---|---|---|---|
| 3A | $5,212 | $5,329FY2025 | $5,524FY2026 |
| 5G | $5,212 | $5,329FY2025 | $5,524FY2026 |
| 3E | $4,972 | $5,080FY2025 | $5,266FY2026 |
| 4H | $5,504 | $5,613FY2025 | $5,818FY2026 |
| 3G | $5,212 | $5,329FY2025 | $5,524FY2026 |
| 4A | $5,204 | $5,329FY2025 | $5,524FY2026 |
| 6C | $6,303 | $6,431FY2025 | $6,666FY2026 |
| 5F | $4,774 | $4,867FY2025 | $5,045FY2026 |
| 4C | $4,551 | $4,654FY2025 | $4,824FY2026 |
| 6D | $4,826 | $4,938FY2025 | $5,119FY2026 |
| 4E | $6,535 | $6,679FY2025 | $6,923FY2026 |
| 5C | $4,551 | $4,654FY2025 | $4,824FY2026 |
| 4D | $6,449 | $6,608FY2025 | $6,850FY2026 |
| 6A | $5,015 | $5,116FY2025 | $5,303FY2026 |
| 5H | $5,504 | $5,613FY2025 | $5,818FY2026 |
| 5D | $6,449 | $6,608FY2025 | $6,850FY2026 |
| 5B | $5,504 | $5,613FY2025 | $5,818FY2026 |
| 5E | $6,535 | $6,679FY2025 | $6,923FY2026 |
| 4B | $5,504 | $5,613FY2025 | $5,818FY2026 |
| 3H | $6,389 | $6,537FY2025 | $6,776FY2026 |
| 3C | $5,341 | $5,671FY2026 | $5,671FY2026 |
| 5A | $5,204 | $5,524FY2026 | $5,524FY2026 |
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.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
- Sponsor's counsel fee
- $1,000Paid by the purchaser to the sponsor's attorneys for the closingp. 75
- Counsel's extra charges
- $250: closing outside counsel's officep. 75
- 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. 114
- Recording fee for Unit Deed and Power of Attorney
- “approximately $400”p. 73
- Offering Plan Fee
- $5,990p. 76
Not listed: title insurance, mortgage tax, lender fees, mansion tax.
The Building
Team
- Sponsor
- 146 Northern LLC
- Developer
- First Property Investment, LLC
- Principals
- Kevin Yang, Chun Min Kwok, Joyce Pik Wan Cheng
- Construction lender
- Lakeland Bank$5.5 million recorded
- General contractors
- First Class Management, Aventador ConstructionHeld the general construction permit on DOB job 421250620
- Title agency
- Federal Standard AbstractThe sponsor's title company for buyers; you can choose another · Agent for Commonwealth Title Insurance Company · Named on p. 73
Zoning
- Zoning districts
- R6, R7-1The lot is split between two districts, the largest share first
- Commercial overlay
- C1-2
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Northern 146 Condominiumnext door · 44 units · 22 parking · 2025
- Murray Hill Mansionnext door · 57 units · 34 parking · 2019
- Northern Parcnext door · 172 units · 1 parking · 2022
- Hong Ye Condominiumnext door · 22 units · 7 parking · 2023
- State Tower Condominiumnext door · 18 units · 1 parking · 2004
- Northernnext door · 34 units · 1 parking · 2020