Vito Giannola signs $7.3M refi with Provident Bank for 24-unit rental in Astoria
28-21 Astoria Boulevard (Credit - Cyclomedia)
Vito Giannola through the entity Bridge Side Development LLC as borrower signed a refi loan with lender Provident Bank valued at $7.3 million for the 24-unit residential elevator building (D7) at 28-21 Astoria Boulevard in Astoria, Queens.
The deal closed on October 9, 2025 and was recorded on October 15, 2025. The prior lender was JPMorgan Chase which held debt that had an original loan amount of $7.1 million.The property has 38,750 square feet of built space according to a PincusCo analysis of city data. The loan price per built square foot is $188 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 signatory for Vito Giannola was Vito Giannola. The signatory for Provident Bank was Andrew Malone.
Prior sales and revenue
The 38,750-square-foot property generated revenue of $678,229 or $18 per square foot, according to the most recent income and expense figures.
The property
The residential elevator building with 24 residential units in Astoria has 38,750 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 36 feet and is 176 feet deep with a total lot size of 8,678 square feet. The lot is irregular. The zoning is R6 which allows for up to 2.43 times floor area ratio (FAR) for residential. The property has a 421A exemption that started in 2007 and expires in 2022. The city-designated market value for the property in 2022 is $2.9 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 one DOB violation 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 one of the 20 commercial properties representing 21,121 square feet of the 306,281 square feet. The identified owner is Carlos P. Naudon.
There are no active new building construction projects on this tax block.
The majority, or 80 percent of the 306,281 square feet of built space are elevator buildings, with mixed-use buildings next occupying 10 percent of the space.
Direct link to Acris document. link