Steve Samandarov pays $2.7M to Eric Benaim for residential walkup in Astoria

Steve Samandarov through the entity SMD Astoria LLC paid $2.7 million to Eric Benaim through the entity My One Jerusalem Realty Corp. for the 15-unit residential walkup building (C7) at 9-03 35th Avenue in Astoria, Queens.
The deal closed on December 15, 2023 and was recorded on December 20, 2023. The property has 16,157 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $167 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The seller bought the property on June 20, 2018, for $4.8 million. The signatory for Eric Benaim was Eric Benaim. The signatory for Steve Samandarov was Steve Samandarov. The contract date was July 6, 2023. Steve Samandarov signed as manager.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Steve Samandarov had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Eric Benaim had not purchased any other properties and sold two properties in one transactions for a total of 0.0 over the same time period. The former owners according to the Department of Housing Preservation and Development includes Raphy Benaim, head officer and Eric Benaim, officer. The business entities are Am/Pm Property Management and My One Jerusalem Realty Corp.

The property

The residential walkup building with 15 residential units in Astoria has 16,157 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 39 feet and is 100 feet deep with a total lot size of 3,834 square feet. The zoning is R5 which allows for up to 1.25 times floor area ratio (FAR) for residential. The city-designated market value for the property in 2022 is $1.1 million.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $50 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The block

On this tax block, PincusCo has identified the owners of two of the 16 commercial properties representing 18,750 square feet of the 76,774 square feet. The two identified owners are Roland Hysenaj and Barone Management.
On the tax block, there was one new building construction project filed totaling 8,264 square feet. It is a six-unit, 8,264 square-foot residential (R-2) building submitted by Michael Vasiadis with plans filed January 19, 2017 and permitted February 4, 2019.

The majority, or 57 percent of the 76,774 square feet of built space are walkup buildings, with industrial buildings next occupying 23 percent of the space.

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