A modest record — below the level that usually signals systemic problems. More recorded distress than 86% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 15. In ZIP 10035, 36% of residential buildings hold an A and
17% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
4 total — 0 class C (immediately hazardous), 4 class B, 0 class A. Oldest open since 1989-03-08.
status snapshot refreshed weekly from HPD records
Patterns
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
3 service requests in the last three years. Most common: Encampment (2) · Illegal Dumping (1).
Filed construction activity
$1,000 in permitted construction work filed since
2016 (1 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.
Rent-stabilization signals
Yes
Built before 1974 (1890)
No
Six or more residential units (4)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit:
request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
Registered with HPD — the names behind the building
Registered owner(s)
118 STANDARD REALTY LLC
Head officer
RICHARD NISSMAN
Managing agent
VANGUARD INVESTORS LTD.
Last registered
2025-07-28
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$844,000
$379,800
2026
$714,000
$321,300
2027
$828,000
$372,600
The city's market estimate has fallen
2% between tax years 2025 and 2027.
Flood exposure
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.
Getting around
Subway
116 St — 6 · 950 ft straight-line (about a 5-minute walk) · station accessibility: none 125 St — 4 5 6 · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 2 Av / E 119 St — M15 · 400 ft
Citi Bike
E 118 St & 3 Ave · 300 ft · station location as of 2026-09-23; live availability
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.
3 311 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.
Most recent mortgage recorded against this lot: $200,000 on
2025-08-12 (lender: Akt Two Realty LLC), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2025-08-12
Mortgage $200,000 — from 118 STANDARD REALTY LLC to AKT TWO REALTY LLC
$200,000
2016-05-09
Deed $2,000,000 — from 220 EAST 118 EQUITIES LLC to 118 STANDARD REALTY LLC
$2,000,000
2016-05-02
Sold for $2,000,000
$2,000,000
$500,000
2015-08-25
Deed $132,000 — from ASSEMBLY OF PENTECOSTAL CHURCH OF JESUS to 220 EAST 118 EQUITIES LLC
$132,000
1989-08-14
Mortgage $40,000 — from ASSEMBLY PENTECOSTALETC to OTTO, ERNEST AKA; OTTO, ERNST
$40,000
Ten-year activity
1050
2017
2018
2019
2020
2021
2022
2023
2024
10
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
2
0
1
4
2018
0
0
3
0
2
5
2019
0
0
0
0
1
1
2020
0
0
0
0
0
0
2021
0
0
5
0
1
6
2022
0
0
4
0
2
6
2023
0
0
5
0
2
7
2024
0
0
4
0
2
6
2025
0
0
1
7
2
10
2026
1
0
1
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Job filed: FILING APPLICATION FOR UPDATING METES AND BOUNDS, MERGING ZONING LOT 34,36,37 INTO ONE ZONING LOT REMAINING SEPERATE TAX LOTS.
2026-08-27
311: Encampment — N/A
2026-05-24
Rodent inspection: Passed
2025-12-22
CERT — from ULTIMATE ABSTRACT OF NEW YORK, INC.
2025-12-22
SAGE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22
SAGE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22
EASE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22
DECL — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22
ZONE — from 118 STANDARD REALTY LLC; 228 EAST 118TH STREET REALTY LLC
2025-12-02
Bedbug filing: 0 infested units
2025-11-18
Rodent inspection: Passed
The full timeline
2026
2026-10-05Job filed: FILING APPLICATION FOR UPDATING METES AND BOUNDS, MERGING ZONING LOT 34,36,37 INTO ONE ZONING LOT REMAINING SEPERATE TAX LOTS.$1,000
2026-08-27311: Encampment — N/A
2026-05-24Rodent inspection: Passed
2025
2025-12-22CERT — from ULTIMATE ABSTRACT OF NEW YORK, INC.
2025-12-22SAGE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22SAGE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22EASE — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22DECL — from 118 STANDARD REALTY LLC to 228 EAST 118TH STREET REALTY LLC
2025-12-22ZONE — from 118 STANDARD REALTY LLC; 228 EAST 118TH STREET REALTY LLC
2025-12-02Bedbug filing: 0 infested units
2025-11-18Rodent inspection: Passed
2025-08-12Mortgage $200,000 — from 118 STANDARD REALTY LLC to AKT TWO REALTY LLC$200,000
2025-05-09Rodent inspection: Passed
2024
2024-12-18Bedbug filing: 0 infested units
2024-11-22HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2024-11-18Rodent inspection: Passed
2024-05-17Rodent inspection: Passed
2024-04-11311: Illegal Dumping — Removal Request
2024-04-08311: Encampment — N/A
2023
2023-12-04Bedbug filing: 0 infested units
2023-11-16Rodent inspection: Passed
2023-11-15HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2023-06-27Bedbug filing: 0 infested units
2023-05-10Rodent inspection: Passed
2023-04-24311: Illegal Dumping — Removal Request
2023-03-15HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022
2022-06-28Rodent inspection: Passed
2022-04-29311: Missed Collection — Trash
2022-04-26Rodent inspection: Passed
2022-04-12311: Rodent — Signs of Rodents
2022-02-18Bedbug filing: 0 infested units
2022-02-15HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021
2021-09-17311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2021-05-28Rodent inspection: Passed
2021-05-24311: Rodent — Signs of Rodents
2021-04-01Bedbug filing: 0 infested units
2021-04-01HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2017-03-30Tenant complaint: ELECTRIC — NO LIGHTING
2017-03-30HPD class B: § 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
2016
2016-10-25HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2016-10-19FDNY inspection (RISK)
2016-08-31Rodent inspection: Passed
2016-05-09Deed $2,000,000 — from 220 EAST 118 EQUITIES LLC to 118 STANDARD REALTY LLC$2,000,000
2016-05-02Sold for $2,000,000$2,000,000
2016-02-04Rodent inspection: Passed
2015
2015-10-01HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-08-25Deed $132,000 — from ASSEMBLY OF PENTECOSTAL CHURCH OF JESUS to 220 EAST 118 EQUITIES LLC$132,000
2015-02-10Rodent inspection: Passed
2015-02-02HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-01-20Rodent inspection: Passed
2014
2014-05-20311: Blocked Driveway — No Access
2014-03-15311: Blocked Driveway — Partial Access
2013
2013-10-29Rodent inspection: Passed
2012
2012-05-07Rodent inspection: Passed
2012-01-27311: Blocked Driveway — No Access
2011
2011-06-01City emergency repair (HWO): apt.2b: l/r:--- install stops at 2 windows, kit.--install stops at 1 window, front room---install stops at 2 windows, ''$43
2011-05-05Rodent inspection: Passed
2011-04-29311: GENERAL CONSTRUCTION — WINDOW GUARDS
2011-04-29Tenant complaint: GENERAL — WINDOW GUARDS
2011-01-19311: Blocked Driveway — No Access
2010
2010-04-27Rodent inspection: Passed
2009
2009-09-24DOB complaint, category ?
2009-09-22ECB CLASS - 1 violation: SEC BC 1001.1 & 27-357 MISC VIOL: FAIL TO PROVIDE REQUIRED MEANS OF EGRESS. NOTED: THE FOLLOWING CONDITIONS: THE 2ND & 3RD FL HAVE$1,600
2009-09-22ECB CLASS - 1 violation: RESIDENCE/ALTERED FOR OCCUPANCY AS A DWELLING FOR MORE THAN THE LEGALLY APPOVED # OF FAMILIES. NOTED THE FOLLOWING CONDITIONS: BAS$12,000
2009-09-22DOB complaint, category ?
2009-05-29Deed — from OTTO, ERNEST; OTTO, ERNST to ASSEMBLY OF PENTECOSTAL CHURCH OF JESUS
2009-05-19Mortgage satisfied — from ASSEMBLY OF PENTECOSTAL CHURCH OF JESUS to OTTO, ERNT A/K/A ERNEST
1999
1999-06-08HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
1991
1991-01-02DOB complaint, category ?
1989
1989-08-14Mortgage $40,000 — from ASSEMBLY PENTECOSTALETC to OTTO, ERNEST AKA; OTTO, ERNST$40,000
1989-08-14Deed — from OTTO, ERNST AKA; OTTO, ERNST to ASSEMBLY PENTECOSTALETC
1989-03-08HPD class B: SECTION 27-2039 ADM CODE PROVIDE ADEQUATE LIGHT OF NOT LESS THAN 60 WATTS INCANDESCENT OR EQUIVALENT ILLUMINATION 3 STY PUBLIC HALL.
1989-03-08HPD class B: SECTION 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF FURNITURE REFRIGERATOR AND UNUSED BUILDING MATERIAL 3 STY PUBLIC HALL.
1989-02-07Deed — from OTTO, EMMA to OTTO, ERNST; OTTO, ERNEST AKA
1988
1988-12-09Deed — from OTTO, EMMA to OTTO, ERNEST AKA; OTTO, ERNST
1982
1982-01-20HPD class A: D26-20.08,20.09 ADM CODE FILE CERTIFICATION OF SATISFACTORY INSTALLATION OF SMOKE DETECTING DEVICE IN ACCORDANCE WITH H.P.D. RULES AND REGUL
1970
1970-03-02Deed — from ATTO, ERNEST to ATTO, RUDY
1968
1968-08-29Deed — from POLLI, MARGHERITA to OTTO, ERNEST
1968-06-27Deed — from FRANCINI, GIACOMO to POLLI, MARGHERITA