A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 13.3. In ZIP 10472, 51% of residential buildings hold an A and
16% 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
26 total — 1 class C (immediately hazardous), 1 class B, 24 class A. Oldest open since 2018-10-26.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2024–25: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
21 service requests in the last three years. Most common: Graffiti (6) · Blocked Driveway (2) · Water System (2) · Illegal Parking (2) · Water Maintenance (2) · Derelict Vehicles (1).
Filed construction activity
$148,040 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.
Rent-stabilization signals
Yes
Built before 1974 (1925)
No
Six or more residential units (3)
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)
CUDE CHEUNGWU
Last registered
2025-07-14
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
$727,000
$327,150
2026
$722,000
$324,900
2027
$744,000
$334,800
The city's market estimate has risen
2% between tax years 2025 and 2027.
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick) 1 Food Establishment complaint to 311 at this address in the last three years (most often: Food Contaminated) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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
Elder Av — 6 · 200 ft straight-line (about a 1-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Westchester Av / Elder Av — Bx4 Bx4A Bx27 · 200 ft
Citi Bike
West Farms Rd & Boone Ave · 0.3 mi · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: 195, 196. 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.
21 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $230,834 on
2009-05-22 (lender: The Bank Of East Asia (U.S.A.) N.A.). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2009-05-22
AL&R $400,000 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHUEN to THE BANK OF EAST ASIA (U.S.A.) N.A.
$400,000
2009-05-22
Agreement $400,000 — from CHEUNG, SUN CHUEN; CHEUNG, WU CUDE DE to THE BANK OF EAST ASIA (U.S.A.) N.A.
$400,000
2009-05-22
Mortgage $230,834 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHUEN to THE BANK OF EAST ASIA (U.S.A.) N.A.
$230,834
2002-04-29
Mortgage $135,945 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHEUNG to BANK OF EAST ASIA, LTD/NEW YORK BRANCH
$135,945
1996-07-24
Mortgage $200,000 — from CHUENG, SUN CHUEN; CHEUNG, WU CUDE to CHINATOWN FEDERAL SAVINGS BANK
$200,000
Ten-year activity
50250
2017
36
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
13
2
1
16
2018
0
34
0
2
36
2019
1
26
0
4
31
2020
0
12
0
0
12
2021
1
20
0
0
21
2022
0
6
0
1
7
2023
0
5
0
1
6
2024
0
9
0
2
11
2025
0
3
0
2
5
2026
1
12
0
1
14
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD 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
2026-06-24311: Consumer Complaint — Street Fair Vendor
2026-06-03311: Graffiti — Graffiti
2026-04-30HPD 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
2026-04-29311: Water System — Hydrant Running (WC3)
2025-07-04311: Water System — Hydrant Running (WC3)
2025-06-05HPD 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
2025-04-29Rodent inspection: Passed
2025-01-14Restaurant inspection: PABELLON — grade B
2024
2024-12-25311: Blocked Driveway — No Access
2024-12-24311: HEAT/HOT WATER — APARTMENT ONLY
2024-12-24Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-04-03HPD 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
2024-03-21Rodent inspection: Passed
2023
2023-11-02311: Graffiti — Graffiti
2023-04-19311: Graffiti — Graffiti
2023-03-21Rodent inspection: Passed
2023-03-17HPD 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
2022-11-04HPD 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
2022-05-22311: Water System — Hydrant Running Full (WA4)
2022-03-18Rodent inspection: Passed
2022-02-18HPD 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
2022-02-18HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2022-02-18HPD 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
2022-01-23311: Abandoned Vehicle — With License Plate
2021-07-15311: Water System — Hydrant Running (WC3)
2021-07-12311: Blocked Driveway — No Access
2021-06-26311: Blocked Driveway — No Access
2021-04-05HPD 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
2021-04-05HPD 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
2019-12-17Rodent inspection: Failed for Other Reason
2019-09-25311: Lead — Lead Kit Request (Residential) (L10)
2019-09-20Rodent inspection: Failed for Other Reason
2019-09-13311: Abandoned Vehicle — With License Plate
2019-09-09311: Rodent — Rat Sighting
2019-08-29Rodent inspection: Passed
2019-07-29311: Water System — Hydrant Running Full (WA4)
2019-07-24311: Building/Use — Illegal Conversion Of Residential Building/Space
2019-07-24DOB complaint, category ?
2019-07-09311: Water System — Hydrant Running (WC3)
2019-06-02311: Food Poisoning — 1 or 2
2019-05-15HPD class C: § 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CI
2019-05-15HPD class C: § 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CI
2019-05-15HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2019-05-15HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX .. A
2019-05-15HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2019-05-15HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2019-05-15HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2019-05-15HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2019-05-15HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2019-05-01HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2019-05-01HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2019-05-01HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2019-05-01HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2019-05-01HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2019-05-01HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX .. A
2019-04-15311: Blocked Driveway — No Access
2019-02-11311: Blocked Driveway — No Access
2019-01-13311: Blocked Driveway — No Access
2018
2018-11-13311: Graffiti — Graffiti
2018-11-08HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2018-11-08HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2018-11-08HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2018-11-08HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
2018-11-08HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2018-11-08HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2018-11-08HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2018-10-26HPD class C: § 27-2056.7 ADM CODE -CORRECT FAILURE TO PROVIDE TO THE DEPARTMENT WITHIN 45 DAYS OF DEMAND ALL RECORDS REQUIRED TO BE MAINTAINED BY OWNER
2018-06-06HPD class B: § 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM WEST AT
2018-06-06HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE GARBAGE AT PUBLIC HALL
2018-06-06HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE AT PUBLIC STAIR FROM 1
2016-05-13Job filed: INTERIOR RENOVATION IN EXISTING RESTAURANT ON 001.REPLACE CEILING, REPLACE WALL WITH STAINLESS STEEL IN KITCHEN. REPLACE AWNING COVER, WINDOWS AND DOO$74,020
2016-05-13Job filed: INTERIOR RENOVATION IN EXISTING RESTAURANT ON 001.REPLACE CEILING, REPLACE WALL WITH STAINLESS STEEL IN KITCHEN. REPLACE AWNING COVER, WINDOWS AND DOO$74,020
2012-07-31TL&R — from CHEUNG, SUN CHUEN; CHEUNG, WU CUDE to THE BANK OF EAST ASIA (U.S.A.)N.A
2012-07-31Mortgage satisfied — from CHEUNG, SUN CHEUN; CHEUNG, WU CUDE to THE BANK OF EAST ASIA (U.S.A)N.A
2011
2011-11-02311: Street Condition — Pothole
2011-10-12Rodent inspection: Passed
2011-09-06DOB complaint, category ?
2011-04-11Permit PL — ISSUED
2011-03-23Permit EQ — ISSUED
2011-03-23Permit EW — ISSUED
2011-03-23Permit EW — ISSUED
2011-03-23Job filed: INTERIOR RENOVATION AT EXISTING COMMERCIAL BUILDING INCLUDING PLUMBING, STOREFRONT, MINOR PARTITION WORK. NO CHANGE IN USE,EGRESS,OCCUPANCY$52,800
2011-02-07311: Food Establishment — Facility Construction
2010
2010-10-08311: Street Condition — Pothole
2010-09-28Rodent inspection: Passed
2010-08-10311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2009
2009-05-22TL&R — from THE BANK OF EAST ASIA (U.S.A.) N.A. to CHEUNG, WU CUDE DE; CHEUNG, SUN CHUEN
2009-05-22AL&R $400,000 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHUEN to THE BANK OF EAST ASIA (U.S.A.) N.A.$400,000
2009-05-22Agreement $400,000 — from CHEUNG, SUN CHUEN; CHEUNG, WU CUDE DE to THE BANK OF EAST ASIA (U.S.A.) N.A.$400,000
2009-05-22Mortgage $230,834 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHUEN to THE BANK OF EAST ASIA (U.S.A.) N.A.$230,834
2006
2006-09-08Permit EW — ISSUED
2006-09-06Permit EW — ISSUED
2006-09-06Job filed: THIS JOB IS FILED TO REMOVE AND REPLACE EXISTING TILE FLOOR IN KITCHEN, WALK-IN BOX AND BATHROOMS OF 1ST FLOOR RESTAURANT. WORK ALSO INCLUDES ADDING $15,000
2006-09-06Job filed: THIS JOB IS FILED TO REMOVE AND REPLACE EXISTING TILE FLOOR IN KITCHEN, WALK-IN BOX AND BATHROOMS OF 1ST FLOOR RESTAURANT. WORK ALSO INCLUDES ADDING $15,000
2006-07-10Permit EW — ISSUED
2006-07-07Job filed: THIS JOB APPLICATION IS TO REPLACE HVAC UNIT ON THE ROOF. EXISTING DUCTWORK TO REMAIN WITH NO CHANGE. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$12,000
2004
2004-12-01AALR — from THE BANK OF EAST ASIA, LIMITED, NY BRANC to THE BANK OF EAST ASIA (USA) NA
2004-12-01Mortgage assigned — from THE BANK OF EAST ASIA, LIMITED, NY BRANC to THE BANK OF EAST ASIA (USA) NA
2002
2002-11-08DOB complaint, category ?
2002-07-15Job filed: Subsequent filling Pl work type under this application.$10,000
2002-07-15Job filed: Subsequent filling Pl work type under this application.$10,000
2002-07-09Job filed: INSTALLATION OF 3GAS BOILER AND 4 HOT WATER HEATER ON CELLAR. NO CHANGE IN USE, OCCUPANCY OR EGRESS.$15,000
2002-07-09Job filed: INSTALLATION OF 3GAS BOILER AND 4 HOT WATER HEATER ON CELLAR. NO CHANGE IN USE, OCCUPANCY OR EGRESS.$15,000
2002-06-14Permit EQ — ISSUED
2002-06-14Permit AL — ISSUED
2002-04-29Mortgage assigned — from CHINATOWN FEDERAL SAVINGS BANK to BANK OF EAST ASIA
2002-04-29Agreement — from CHEUNG, SUN CHUEN; DE CHEUNG, WU CUDE to BANK OF EAST ASIA
2002-04-29SAGE — from CHINATOWN FEDERAL SAVINGS BANK
2002-04-29Mortgage assigned — from CHEUNG, SUN CHUEN; CHEUNG, WU CUDE DE to BANK OF EAST ASIA LIMITED
2002-04-29Mortgage $135,945 — from CHEUNG, WU CUDE DE; CHEUNG, SUN CHEUNG to BANK OF EAST ASIA, LTD/NEW YORK BRANCH$135,945
2002-02-12Permit PL — ISSUED
2001
2001-12-24Permit EQ — ISSUED
2001-12-24Permit AL — ISSUED
2001-09-10Job filed: interior renovation of existing first fl COMMERICAL SPACE OF 2ND, 3RD & 4TH FL. INCLUDING PL AND STRUCTURAL WORK NEW C.OF O. REQUIRED$70,000
2001-09-10Job filed: interior renovation of existing first fl COMMERICAL SPACE OF 2ND, 3RD & 4TH FL. INCLUDING PL AND STRUCTURAL WORK NEW C.OF O. REQUIRED$70,000
2001-09-10Job filed: interior renovation of existing first fl COMMERICAL SPACE OF 2ND, 3RD & 4TH FL. INCLUDING PL AND STRUCTURAL WORK NEW C.OF O. REQUIRED$70,000
2000
2000-08-07Permit EW — ISSUED
2000-08-07Permit EQ — ISSUED
2000-08-07Job filed: Installation of fence for repair of para pet wall ( Only exterior wall). And restore awning. No change in use, oc cupancy or egress.$10,000
2000-08-07Job filed: Installation of fence for repair of para pet wall ( Only exterior wall). And restore awning. No change in use, oc cupancy or egress.$10,000
2000-07-31DOB violation IMEGNCY:
2000-07-28ECB Hazardous violation: FAILURE TO MIANTAIN EXTERIOR BUILDING WALL. DEFECT IS: 17' FOOT SECTION OF BRICK PARAPET HAS COLLAPSED TO PUBLIC SIDEWALK, REMAINI$800
1999
1999-05-24Permit EW — ISSUED
1999-04-28DOB complaint, category ?
1998
1998-02-18DOB complaint, category ?
1997
1997-07-14Permit PL — ISSUED
1996
1996-07-24Mortgage assigned — from CHEUNG, SUN CHEUNG; DE CHEUNG, WU CUDE to CHINATOWN FEDERAL SAVINGS BANK
1996-07-24Deed — from EPO PROPERTIES CORP to CHEUNG, WU CUDE; CHEUNG, SUN CHUEN
1996-07-24Mortgage $200,000 — from CHUENG, SUN CHUEN; CHEUNG, WU CUDE to CHINATOWN FEDERAL SAVINGS BANK$200,000
1992
1992-08-20DOB complaint, category ?
1991
1991-06-28Permit EW — ISSUED
1987
1987-11-10Mortgage satisfied — from SANG PROPERTIES, INC. to WHEELER ESTATES
1983
1983-03-01Mortgage assigned — from WHEELER ESTATES to SCHMIDT, J. FREDERICK
1979
1979-06-11SAGE — from WHEELER ESTATES; SANG PROPERTIES INC
1979-06-11Deed — from SANG PROPERTIES INC to EPO PROPERTIES CORP
1973
1973-06-05Mortgage — from SANG PROPERTIES INC to WHEELER ESTATES
1973-06-05Deed — from WHEELER ESTATES to SANG PROPERTIES INC