493 recorded events, 1984–2026, from 16 city data systems. The city's paper trail here is mostly 136 311 service requests, 104 HPD complaints, 51 ACRIS deeds & mortgages.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 77% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 4. In ZIP 10013, 70% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: Noise (4) · Illegal Parking (2) · Rodent (2) · UNSANITARY CONDITION (1) · Dirty Condition (1) · HEAT/HOT WATER (1).
$232,240 in permitted construction work filed since 2016 (6 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1900) |
| Yes | Six or more residential units (21) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | ALLIED XV LLC |
| Head officer | BAHRAM HAKAKIAN |
| Managing agent | ALLIED REALTY & DEVELOPMENT CORP |
| Last registered | 2025-07-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,020,000 | $1,359,000 |
| 2026 | $4,013,000 | $1,805,850 |
| 2027 | $3,819,000 | $1,718,550 |
The city's market estimate has risen 26% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Spring St — C E · 200 ft straight-line (about a 1-minute walk) · station accessibility: partial (Downtown only) Houston St — 1 · 600 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 6 Av / Spring St — M21 · 300 ft |
| Citi Bike | MacDougal St & Prince St · 650 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 003 Charrette School Middle: M.S. 297. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
26 Vandam Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
11 311 service requests from this address in the last three years — 1 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by ALLIED REALTY & DEVELOPMENT CORP — 26 buildings, 494 units. Grades across the portfolio: A13 · B8 · C5. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 206 Audubon Avenue | MN | 35 | C |
| 200 Audubon Avenue | MN | 33 | B |
| 54 Carmine Street | MN | 32 | A |
| 1253 St Nicholas Avenue | MN | 32 | B |
| 182 Avenue A | MN | 32 | A |
| 28 West 26 Street | MN | 28 | A |
| 1534 St Nicholas Avenue | MN | 28 | A |
| 34 8 Avenue | MN | 23 | A |
| 1540 St Nicholas Avenue | MN | 23 | B |
| 103 St Marks Place | MN | 21 | A |
| 26 Vandam Street | MN | 21 | A |
| 16 St Marks Place | MN | 18 | B |
| 247 Mulberry Street | MN | 18 | A |
| 501 West 167 Street | MN | 17 | C |
| 24 St Marks Place | MN | 16 | B |
| 217 East 4 Street | MN | 15 | A |
| 2083 Amsterdam Avenue | MN | 14 | B |
| 2145 Amsterdam Avenue | MN | 13 | C |
| 2143 Amsterdam Avenue | MN | 12 | B |
| 1741 Amsterdam Avenue | MN | 12 | C |
| 1743 Amsterdam Avenue | MN | 12 | C |
| 132 Sullivan Street | MN | 11 | A |
| 791 Broadway | MN | 10 | B |
| 375 1 Avenue | MN | 9 | A |
| 2002 2 Avenue | MN | 6 | A |
| 94 Greenwich Street | MN | 3 | A |
Most recent mortgage recorded against this lot: $8,225,000 on 2017-04-18 (lender: Signature Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2018-10-30 | Deed $12,000,000 — from 26 VANDAM OWNER LLC to ALLIED XIV LLC; ALLIED XV LLC; DENVER UNITED LLC | $12,000,000 | |
| 2018-10-30 | Agreement $7,200,000 — from DENVER UNITED LLC; ALLIED XIV LLC; ALLIED XV LLC to FIRST REPUBLIC BANK | $7,200,000 | |
| 2018-10-30 | AL&R $7,200,000 — from ALLIED XIV LLC; ALLIED XV LLC; DENVER UNITED LLC to FIRST REPUBLIC BANK | $7,200,000 | |
| 2018-10-23 | Sold for $12,000,000 | $12,000,000 | $571,429 |
| 2017-04-18 | Mortgage $8,225,000 — from 26 VANDAM OWNER LLC to SIGNATURE BANK | $8,225,000 | |
| 2017-04-18 | AL&R $8,225,000 — from 26 VANDAM OWNER LLC to SIGNATURE BANK | $8,225,000 | |
| 2016-02-05 | EASE $2,381,330 — from 26 VANDAM OWNER LLC to SOHO AOA OWNER, LLC | $2,381,330 | |
| 2012-12-18 | Deed $6,100,000 — from 26 VAN DAM STREET ASSOCIATES, L.P. to 26 VANDAM OWNER LLC | $6,100,000 | |
| 2011-05-24 | Agreement $1,050,000 — from 26 VAN DAM STREET ASSOCIATES, L.P. to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $1,050,000 | |
| 2009-07-20 | Agreement $903,222 — from 26 VAN DAM STREET ASSOCIATES, L.P. to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $903,222 | |
| 2002-06-10 | Mortgage $683,085 — from 26 VAN DAM STREET ASSOCIATES, L.P. to DIME SAVINGS BANK OFWILLIAMSBURGH | $683,085 | |
| 1997-05-09 | Mortgage $175,070 — from 26 VAN DAM STREET ASSOCITES, L.P. to DIME SAVINGS BANK OFWILLIAMSBURGH | $175,070 | |
| 1995-02-09 | Mortgage $225,000 — from 26 VAN DAM STREET ASSOCIATES, L.P. to DIME SAVINGS BANK OFWILLIAMSBURGH | $225,000 | |
| 1990-01-19 | Mortgage $125,000 — from APPLE VAN DAM REALTYCP to BANKERS FEDERAL SAVINGS | $125,000 | |
| 1988-09-09 | Mortgage $125,000 — from APPLE VAN DAM RLTY CP to AMALGAMATED BK NY | $125,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 0 | 10 | 4 | 2 | 20 |
| 2018 | 5 | 1 | 4 | 10 | 2 | 22 |
| 2019 | 0 | 0 | 4 | 0 | 3 | 7 |
| 2020 | 0 | 0 | 6 | 0 | 1 | 7 |
| 2021 | 4 | 0 | 17 | 0 | 2 | 23 |
| 2022 | 1 | 1 | 7 | 0 | 2 | 11 |
| 2023 | 2 | 2 | 4 | 4 | 2 | 14 |
| 2024 | 0 | 0 | 5 | 0 | 3 | 8 |
| 2025 | 0 | 0 | 7 | 0 | 4 | 11 |
| 2026 | 4 | 0 | 4 | 0 | 3 | 11 |
Every one of the 493 recorded events, 1984–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10013 · Landlord rankings · How grades work · The map · The Mice Map