# 163 Beach 96th Street, Queens

Condominium · 11 units · built 2020 · Block 16169, Lot 7502.

On Umarelli: https://umarelli.org/nyc/4161697502/163-beach-96-street

More construction in Hammels: https://umarelli.org/nyc/queens/hammels.md

## Building permits

- Alteration, filed Nov 2, 2020, described as “Installation of temporary supported scaffold per plan submitted. Work shall comply with 2014 building codes chapter 33. No change in use, egress and/or occupancy with this application.”
- Alteration, filed Jul 23, 2020, described as “Installation of temporary sidewalk shed per plan submitted. Work shall comply with 2014 building codes chapter 33. No change in use, egress and/or occupancy with this application.”
- Alteration, filed Jun 17, 2019, estimated cost $1K, described as “Construction fence to be installed around the property line. Filed in conjunction with NB#420665131”
- Alteration, filed Jun 17, 2019, estimated cost $3K, described as “Filing for curb cut 11FT new installation. Filed in conjunction with NB#420665131”
- Alteration, filed Jan 28, 2019, estimated cost $1K, described as “Proposed temporary 8' wood construction fence”

## Property taxes

- Assessment: $822,237
- 2026–27 tax: $97,314
- Market value (city estimate): $1,827,179
- Taxable value: $818,403
- Assessed land: $151,205
- Assessed improvements: $671,032
- Condo units with their own tax lots: 26

## Tax breaks

- Co-op and condo abatement, with no end date, a $3,953 credit this tax year.

## Zoning

R5D: floor area ratio 2.12 built, above the 2.00 base zoning allows, which bonuses, transfers or older rules can permit.

## Recent sales

- Mar 5, 2025: $439,000, Apt 1A
- Dec 10, 2024: $455,286, Apt 2B, sold with other lots
- Jul 31, 2024: $495,882, Apt 2D, sold with other lots
- Dec 22, 2023: $445,150, Apt 2C, sold with other lots
- Sep 24, 2023: $10,183, Apt RT8
- Oct 19, 2022: $661,863, Apt 4A, sold with other lots
- Apr 28, 2022: $513,211, Apt 2A, sold with other lots
- Apr 27, 2022: $476,580, Apt 4B, sold with other lots
- Apr 26, 2022: $496,860, Apt 3B, sold with other lots

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

## Flood zone

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

## In the news

[Michael Muroff Architect Reveals 11-Unit Apartment Building at 163 Beach 96th Street in Rockaway Beach, Queens](https://newyorkyimby.com/2021/08/michael-muroff-architect-reveals-11-unit-apartment-building-at-163-beach-96th-street-in-rockaway-beach-queens.html), New York YIMBY, Aug 21, 2021.

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