35-36 76th Street (Colonial Court)

One continuous six-story mass running the full 306-foot blockfront: about 108,000 square feet on a 30,600-square-foot lot, built to a floor area ratio of 3.53 in an R7-1 district. It is the plainer, later cousin of the garden apartments opposite — brick, restrained, an elevator building from the tail of the pre-war period rather than a 1920s walk-up group. The building occupies an 80-foot depth on a 100-foot lot, leaving a landscaped garden with seating along the full length of the rear. That is private land belonging to the corporation, not a public park; access runs with the shares.

The mix reads predominantly one- and two-bedroom: the corporation's energy filing reports 143 bedrooms across 114 units, about 1.25 per apartment, with 90 percent of floor area both heated and cooled. Room dimensions are pre-war generous for the square footage, and layouts of this vintage carry foyers and separate dining areas that newer product of the same footprint does not.

The single-building operation uses gas heat and a live-in superintendent rather than doorman staff. Compare its actual maintenance and assessments with specific doorman co-ops on the Queens Boulevard corridor. Amenity space is basement-level and functional: laundry, recreation room, exercise room, bicycle and general storage, children's playroom.

Review the reported energy performance. The building carries a B grade with an ENERGY STAR score of 84 under Local Law 33, on a block where the neighboring lots run C, D and F, at about 75 kBtu per square foot on natural gas with no fuel oil reported. The energy grade does not establish the cost or timing of compliance with the Local Law 97 limits that tighten in 2030. Reported emissions intensity sits modestly above the cited 2030 threshold; ask for the engineer's calculation, applicable limits and exceptions, and the board's scoped and funded work plan. Reserve balance, assessment history and underlying mortgage maturity were not established in the reviewed materials; request current audited statements before an offer.

Financing. Listing and brokerage records report a 20 percent minimum down payment — the neighborhood's common term and plausible, but not verified against an offering plan or purchase application on file. Confirm it in writing.

Subletting. Reported as permitted with board approval. Duration limits, waiting periods and sublet fees are not documented, and those three, not the yes-or-no, decide whether an apartment has an exit other than resale.

Pets, pied-à-terre use, flip tax and post-closing liquidity requirements are not documented in materials on file. Do not assume a Jackson Heights default; these terms vary corporation to corporation and should be confirmed from the current governing documents and application instructions.

Recent sales

Recent transfers at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2026 to date) cleared a median $586/sf (recorded) across 1 sale. Median listing discount 0.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 4-01275-0020). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.

Confirm the building's identity before comping it. A comparable described as Hawthorne Court is across the street, in a different corporation, in a landmarked district, in a 1922 walk-up.

The address is outside the 1993 city district. Verify that against the Commission's own boundary data, then evaluate the actual project scope, approvals and budget without assuming a cost advantage.

Get the offering plan, the last two audited statements and the current house rules. The down payment ceiling, sublet terms, flip tax and pet policy above are either unverified or undocumented, and all four are deal-determining.

Ask what the garden costs. The full-length rear yard is what people buy for, and it is a permanent operating expense sitting in the maintenance line, an assessment, or a reserve that is drawing down.

Sellers: lead with the energy grade and the absence of Landmarks review. Both are checkable and both are uncommon on these blocks.

• Montclair Gardens (35-35 75th Street) — the near-mirror building on the same block: 1941, six stories, 114 units, same non-designated status
• The Warwick (76-12 35th Avenue) — 1940, 82-unit elevator cooperative one block east, also outside the city district
• Hawthorne Court (35-33 76th Street) — the 1922 Queensboro garden complex directly opposite, inside the 1993 district
• 35-25 77th Street — 1936 elevator cooperative inside the district, at similar scale
• Washington Plaza (73-12 35th Avenue) — the neighborhood's largest cooperative, also outside the city district, on very different terms
• 110-11 Queens Boulevard (Kennedy House) — the Forest Hills full-service alternative