481 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 118 311 service requests, 58 ACRIS deeds & mortgages, 54 DOB permits.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 83% 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 107.9. In ZIP 10003, 67% of residential buildings hold an A and 4% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 11 total — 2 class C (immediately hazardous), 6 class B, 3 class A. Oldest open since 2013-05-29. |
status snapshot refreshed weekly from HPD records
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.
27 service requests in the last three years. Most common: Noise (13) · Dirty Condition (2) · Illegal Dumping (2) · UNSANITARY CONDITION (2) · PLUMBING (2) · DOOR/WINDOW (2).
$1,960,915 in permitted construction work filed since 2016 (12 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 (1902) |
| Yes | Six or more residential units (8) |
| 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) | 16 JOE18 LLC |
| Head officer | DYLAN PICHULIK |
| Managing agent | XL Real Property Management |
| Last registered | 2026-05-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,863,000 | $2,188,350 |
| 2026 | $5,458,000 | $2,456,100 |
| 2027 | $5,755,000 | $2,589,750 |
The city's market estimate has risen 18% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
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 | 14 St-Union Sq — 4 5 6 L N Q R W · 500 ft straight-line (about a 3-minute walk) · station accessibility: partial |
| Bus | Nearest boarding stop: 5 Av / W 17 St — M1 M2 M3 M55 · 450 ft |
| Citi Bike | Broadway & E 19 St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Sixth Avenue Elementary School Middle: J.H.S. 104 Simon Baruch. 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.
16 East 18 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 |
27 311 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 XL REAL PROPERTY MANAGEMENT — 99 buildings, 536 units. Grades across the portfolio: A37 · B29 · C22 · D9 · F1. See the whole portfolio
showing 60 of 99 buildings
Most recent mortgage recorded against this lot: $595,000 on 2026-05-27 (lender: Bank Of Hope). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-05-27 | AL&R $10,595,000 — from 16 JOE18 LLC to BANK OF HOPE | $10,595,000 | |
| 2026-05-27 | Agreement $10,595,000 — from 16 JOE18 LLC to BANK OF HOPE | $10,595,000 | |
| 2026-05-27 | Mortgage $595,000 — from 16 JOE 18 LLC to BANK OF HOPE | $595,000 | |
| 2026-05-27 | Deed $16,300,000 — from NYC 18TH STREET LLC to 16 JOE 18 LLC | $16,300,000 | |
| 2026-04-17 | Sold for $16,300,000 | $16,300,000 | $2,037,500 |
| 2024-06-10 | Agreement $10,000,000 — from NYC 18TH STREET LLC to UNION SQUARE 18TH STREET LLC | $10,000,000 | |
| 2023-06-08 | Mortgage $10,000,000 — from NYC 18TH STREET LLC to NORTHEAST BANK | $10,000,000 | |
| 2023-06-08 | AL&R $10,000,000 — from NYC 18TH STREET LLC to NORTHEAST BANK | $10,000,000 | |
| 2022-08-17 | Deed $3,705,000 — from ALLISON FURMAN, ESQ., AS REFEREE to NYC 18TH STREET LLC | $3,705,000 | |
| 2022-07-01 | Sold for $3,705,000 | $3,705,000 | $463,125 |
| 2018-12-04 | Mortgage $5,500,000 — from 16E18 STONE LLC to REVERE CREDIT OPPORTUNITIES FUND III, LP | $5,500,000 | |
| 2018-12-04 | Agreement $23,500,000 — from 16E18 STONE LLC to REVERE CREDIT OPPORTUNITIES FUND III, LP | $23,500,000 | |
| 2018-12-04 | AL&R $23,500,000 — from 16E18 STONE LLC to REVERE CREDIT OPPORTUNITIES FUND III, LP | $23,500,000 | |
| 2015-10-15 | Agreement $18,000,000 — from 16E 18 STONE LLC to ARBOR REALTY SR, INC. | $18,000,000 | |
| 2015-10-15 | Deed $21,231,853 — from ARIEL ASSOCIATES, LLC to 16E18 STONE LLC | $21,231,853 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 6 | 0 | 3 | 0 | 0 | 9 |
| 2018 | 13 | 4 | 2 | 6 | 0 | 25 |
| 2019 | 0 | 1 | 2 | 0 | 0 | 3 |
| 2020 | 0 | 4 | 9 | 0 | 0 | 13 |
| 2021 | 0 | 2 | 25 | 0 | 0 | 27 |
| 2022 | 2 | 2 | 10 | 4 | 3 | 21 |
| 2023 | 3 | 5 | 23 | 3 | 17 | 51 |
| 2024 | 10 | 0 | 15 | 3 | 2 | 30 |
| 2025 | 0 | 1 | 18 | 0 | 0 | 19 |
| 2026 | 0 | 2 | 20 | 7 | 0 | 29 |
Every one of the 481 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10003 · Landlord rankings · How grades work · The map · The Mice Map