THE CONDO BOOK PROJECT

42-98 Saull Street Condominium

42-98 Saull Street, Queens, NY 11355

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Overview

42-98 Saull Street is a new 8-unit condo in Queens.

  • Offering plan: Accepted November 2024 · 319 pages
  • Finishes: Hardwood floors, quartz kitchen countertops, Tafisa cabinets, Fisher & Paykel, GE and Café appliances, a washer and dryer in each apartment, Kohler bathroom fittings and a VRF heat pump system for heating and cooling
  • Prices: $944 a square foot on average, as first offered; $7.13 million in all ($5.86 million when first offered)
  • Common charges: $232–$625 a month, the sponsor's first-year estimate
  • Utilities: Electricity paid by the owner p. 50
  • Sponsor: 4298 LLC, represented by Moritt Hock & Hamroff, LLP; principals Yousef Lati
  • Neighborhood: Flushing, Queens
  • Subway: 13-minute walk to Flushing-Main St (7)
  • Amendments: 2, the latest in November 2025
  1. AcceptedNovember 2024
  2. 2 amendments
  3. First sale
  4. Latest sale

Sales

8 of 8 units sold (100%)

$6.5 millionin sales
$861/SFaverage sale price
June 2025 – April 2026first to latest sale
UnitSoldPrice
401Apr 13, 2026$931,699
402Dec 29, 2025$813,012
302Dec 19, 2025$804,418
301Sep 5, 2025$773,870
102Aug 25, 2025$692,410
101Aug 15, 2025$908,993
202Jul 29, 2025$782,016
201Jun 12, 2025$794,235
Every sale: 8 recorded sales, with price and dateGet Full Access

From city records (ACRIS), through Jun 30, 2026.

Common Charges & First-Year Budget

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 1 home.

Plan's estimate
$2,540 a year per homeSchedule A, as first filed
Full tax, FY2026
$1,530 a year per homeBefore any tax break; 40% less than the estimate
Billed, FY2026
$1,530 a year per home40% less than the estimate

Checked against the first full year's bill for 1 home: 1 paid less. The typical home paid 40% less than estimated.

HomePlan's estimateFirst yearCurrent
101$3,655$2,193FY2026
102$1,702$1,021FY2026
201$1,950$1,170FY2026$1,170FY2026
202$1,900$1,140FY2026
301$2,317$1,390FY2026
302$2,115$1,269FY2026
401$4,582$2,749FY2026
402$2,115$1,269FY2026

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

Compare

FigureThis building1132-25 41st28 units · 0.4 miaccepted 2025Blossom Garden38 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.37Lowest$0.44$0.55
Average Offering PricePer Apartment$890,875Highest$765,889$612,500
Average PricePer Square Foot$944Below peers$969$1,010
Average Unit SizeSquare Feet944 SFLargest791 SF606 SF
Unit mix, amenities, finishes, utilities and operating costs against 132-25 41st and Blossom GardenUnlock the rest with a free account
How We Got This
  • Comps: the closest Queens plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

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. 11
Counsel's extra charges
  • $250: closing outside counsel's officep. 11
  • $500: adjourned closingp. 11
  • $250: preparation of ACRIS transfer documentsp. 11
Working capital
“two months Common Charges”Contribution to the condominium's working capital fundp. 11
Deed recording fee
$235p. 76
Power of Attorney recording fee
$100p. 76
§339-ee Affidavit recording fee
$50p. 76

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

All 8 closing costs in the plan, with their pagesGet Full Access

Amendments

Amendment 2 2026

Amendment updates closing status, occupancy certificates, unit sales, and financial accounts as of March 2026.

  • Declaration recorded April 3, 2025; first residential closing (Unit 201) June 12, 2025
  • Building has Temporary Certificate of Occupancy; Final Certificate of Occupancy expected September 2026
  • Bayside Engineering estimates $5,000.00 cost to obtain Permanent Certificate of Occupancy
  • 1 unsold residential unit remains as of March 3, 2026
  • Working capital account: $7,223.68 as of March 1, 2026
  • Reserve Fund account: $764.34 as of March 1, 2026
  • Sponsor paying $625.18 monthly common charges for untitled unit
  • No units currently leased by Sponsor; no unsold units subject to mortgages

Amendment 1 Jan 13, 2025

Plan declared effective after two units sold; first closing anticipated May 2025; budget unchanged; plan extension for six months.

  • Plan declared effective January 8, 2025 after 15% sales threshold met
  • First closing anticipated on or about May 2025
  • Budget for condominium has not changed
  • Plan may be used for six months from amendment filing date
What each amendment changed, line by lineGet Full Access

Team

Sponsor
4298 LLC
Principals
Yousef Lati
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection
Construction lender
Colorado Federal Savings Bank$5.14 million recorded
Title agency
Cornerstone Land Abstract, LLCThe sponsor's title company for buyers; you can choose another · Named on p. 71

Zoning

Zoning district
R6

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

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