# 449 Beach 45th Street, Queens

Two-family · built 2025 · Block 15968, Lot 86.

On Umarelli: https://umarelli.org/nyc/4159680086/449-beach-45-street

More construction in Arverne: https://umarelli.org/nyc/queens/arverne.md

## Building permits

- New Building — Residential, filed Oct 16, 2024, 2 units, 3 stories, described as “Proposed new three (3) story, two (2) family building. Obtain a certificate of occupancy.”
- Alteration, filed May 21, 2026, estimated cost $37K, described as “Filing herewith tax abatement application for installation of roof-mounted solar panels. No change in use, egress, or occupancy.”
- Alteration, filed Oct 11, 2024, estimated cost $3K, described as “Installation of temporary construction fence in conjunction with DOB now application #Q01126046-I1. Fence shall comply with chapter 33 of the NYC building code.”

## Property taxes

- Assessment: $45,600
- 2026–27 tax: $8,570
- Market value (city estimate): $760,000
- Taxable value: $43,187
- Assessed land: $5,700
- Assessed improvements: $39,900

## Zoning

R4-1: floor area ratio 0.85 built, 1.00 allowed by base zoning.

## Recent sales

- Dec 19, 2025: $970,000
- Aug 27, 2024: $120,000, sold with other lots
- Oct 24, 2018: $35,000, sold with other lots

Open-market sales since 2016, from the Department of Finance’s sales files.

## Flood zone

Current FEMA flood map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 8 ft (NGVD29). FEMA’s preliminary map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 10 ft (NAVD88).

From New York City and Jersey City public records, refreshed within a day of each release. Sources: https://umarelli.org/sources. Methodology and corrections: https://umarelli.org/methodology