427 recorded events, 1967–2026, from 17 city data systems. The city's paper trail here is mostly 144 311 service requests, 82 HPD complaints, 70 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 70% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 66.9. In ZIP 11418, 79% of residential buildings hold an A and 5% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 24 total — 10 class C (immediately hazardous), 13 class B, 1 class A. Oldest open since 1992-09-14. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
49 service requests in the last three years. Most common: Illegal Parking (21) · PAINT/PLASTER (6) · DOOR/WINDOW (5) · PLUMBING (4) · UNSANITARY CONDITION (3) · Abandoned Vehicle (2).
$30,000 in permitted construction work filed since 2016 (2 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 (1931) |
| Yes | Six or more residential units (31) |
| 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) | 118-16 REALTY CORP |
| Head officer | RAPHY BENAIM |
| Managing agent | AM/PM PROPERTY MANAGEMENT INC |
| Last registered | 2025-08-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,542,000 | $693,900 |
| 2026 | $1,575,000 | $708,750 |
| 2027 | $2,032,000 | $914,400 |
The city's market estimate has risen 32% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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.
2 street-flooding or sewer-backup complaints at this address since 2012 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 121 St — J Z · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Atlantic Av / Lefferts Blvd — Q24 · 600 ft |
| School zones (2024–25 map) | Elementary: P.S. 090 Horace Mann Middle: M.S. 137 America's School of Heroes. 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.
118-16 91 Avenue
| 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 |
49 311 service requests from this address in the last three years.
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 AM/PM PROPERTY MANAGEMENT INC — 5 buildings, 102 units. Grades across the portfolio: A3 · B2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 120-08 97 Avenue | QN | 46 | A |
| 118-16 91 Avenue | QN | 31 | B |
| 115 West 106 Street | MN | 15 | A |
| 34-13 41 Street | QN | 6 | A |
| 47-30 Vernon Boulevard | QN | 4 | B |
Most recent mortgage recorded against this lot: $1,527,365 on 2020-07-29 (lender: Alma 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 |
|---|---|---|---|
| 2026-03-18 | Deed $4,316,000 — from 118-16 REALTY CORP. to RICHMOND HILL 118 LLC | $4,316,000 | |
| 2026-03-06 | Sold for $4,316,000 | $4,316,000 | $139,226 |
| 2020-07-29 | Mortgage $1,527,365 — from 118-16 REALTY CORP. to ALMA BANK | $1,527,365 | |
| 2020-07-29 | Agreement $2,072,635 — from 118-16 REALTY CORP. to ALMA BANK | $2,072,635 | |
| 2013-07-10 | Mortgage $570,820 — from 118-16 REALTY CORP to PROVIDENT BANK | $570,820 | |
| 2013-07-10 | Agreement $2,400,000 — from 118-16 REALTY CORP to PROVIDENT BANK | $2,400,000 | |
| 2013-07-10 | AL&R $2,400,000 — from 118-16 REALTY CORP to PROVIDENT BANK | $2,400,000 | |
| 2013-07-09 | RPTT $1,810,281 — from METROPCS COMMUNICATIONS, INC.; METROPCS COMMUNICATIONS, INC to T-MOBILE HOLDING GMBH; T-MOBILE HOLDING GMBH | $1,810,281 | |
| 2013-07-09 | RPTT $1,810,281 — from METROPCS COMMUNICATIONS, INC.; METROPCS COMMUNICATIONS, INC to T-MOBILE HOLDING GMBH; T-MOBILE HOLDING GMBH | $1,810,281 | |
| 2007-02-06 | Mortgage $1,125,598 — from E.A. 91 CORP to WASHINGTON MUTUAL BANK F.A. | $1,125,598 | |
| 2007-02-06 | Agreement $2,000,000 — from E.A. 91 CORP to WASHINGTON MUTUAL BANK F.A. | $2,000,000 | |
| 2003-12-19 | Agreement $928,933 — from E.A. 91 CORP. to NEW YORK COMMUNITY BANK | $928,933 | |
| 2000-09-01 | Mortgage $372,987 — from 118-16 REALTY HOLDING CORP to QUEENS COUNTY SAVINGS BANK | $372,987 | |
| 1998-01-09 | Mortgage $600,000 — from 118-16 REALTY HOLDING CORP to QUEENS COUNTY SAVINGS BANK | $600,000 | |
| 1988-08-30 | Mortgage $499,000 — from O'REILLY, HUGH; O'REILLY, BRIDGET to COLUMBIA FED SAVS BANK | $499,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 5 | 0 | 1 | 6 |
| 2018 | 0 | 2 | 8 | 0 | 1 | 11 |
| 2019 | 1 | 1 | 3 | 0 | 1 | 6 |
| 2020 | 2 | 0 | 7 | 4 | 1 | 14 |
| 2021 | 0 | 1 | 17 | 0 | 1 | 19 |
| 2022 | 0 | 1 | 10 | 0 | 1 | 12 |
| 2023 | 0 | 1 | 15 | 0 | 1 | 17 |
| 2024 | 0 | 2 | 46 | 0 | 2 | 50 |
| 2025 | 0 | 0 | 42 | 0 | 1 | 43 |
| 2026 | 0 | 1 | 24 | 4 | 0 | 29 |
Every one of the 427 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11418 · Landlord rankings · How grades work · The map · The Mice Map