A meaningful record of code violations or complaints relative to its peers. More recorded distress than 87% 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 17.5. In ZIP 11103, 72% of residential buildings hold an A and
4% 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
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.
Patterns
No heat or hot-water complaints in the last three years.
2 bedbug-infested unit(s) reported in filings over the last three years.
What 311 hears from this address
12 service requests in the last three years. Most common: Noise (7) · Illegal Parking (2) · Real Time Enforcement (1) · Abandoned Bike (1) · Illegal Fireworks (1).
Filed construction activity
$105,500 in permitted construction work filed since
2016 (3 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 (1922)
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)
LLI 888 LLC
Head officer
Leo Li
Managing agent
Eddie Loh
Last registered
2025-08-24
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
$803,000
$361,350
2026
$875,000
$393,750
2027
$1,050,000
$472,500
The city's market estimate has risen
31% between tax years 2025 and 2027.
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.
12 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $1,000,000 on
2022-07-22 (lender: Cathay 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
2022-07-22
Deed $2,295,000 — from 25-21 STEINWAY REALTY LLC to LLI 888 LLC
$2,295,000
2022-07-22
Mortgage $1,000,000 — from LLI 888 LLC to CATHAY BANK
$1,000,000
2022-07-22
AL&R $1,000,000 — from LLI 888 LLC to CATHAY BANK
$1,000,000
2022-07-11
Sold for $2,295,000
$2,295,000
$573,750
2020-04-14
Mortgage $350,000 — from 25-21 STEINWAY REALTY LL C to EMIGRANT FUNDING CORP.
$350,000
2020-04-14
AL&R $350,000 — from 25-21 STEINWAY REALTY LL C to EMIGRANT FUNDING CORP.
$350,000
2016-03-04
Mortgage $60,000 — from MRKULIC, NIJAZIJA; MRKULIC, RAMIZA to BIANCANIELLO, FRANK
$60,000
2000-01-27
Mortgage $286,000 — from MRKULIC, NIJAZIJA; MRKULIC, RAMIZA to GREENPOINT MORTGAGEFUNDING INC
$286,000
Ten-year activity
20100
2017
2018
2019
2020
2021
18
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
6
0
2
9
2018
0
0
8
0
2
10
2019
0
0
12
1
1
14
2020
0
1
6
4
2
13
2021
0
0
3
0
1
4
2022
0
2
8
6
2
18
2023
0
1
15
0
2
18
2024
3
1
5
2
3
14
2025
0
1
6
0
2
9
2026
3
0
5
2
1
11
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2025-08-17311: Abandoned Bike — Chained to Public Property
2025-06-12HPD 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
2025-05-30FDNY inspection (RISK)
2025-04-29311: Noise — Noise: Alarms (NR3)
2025-04-28Rodent inspection: Passed
2024
2024-12-02HPD 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
2024-11-08RPTT&RET — from LI, LEO to LEO LI IRREVOCABLE TRUST II; HUI ZHANG, AS TRUSTEE
2024-10-17SAGE — from LOH, EDDIE to LI, LEO
2024-10-09Job filed: Minor interior renovations to an existing restaurant$51,000
2022-08-04TL&R — from 25-21 STEINWAY REALTY LLC to EMIGRANT FUNDING CORPORATION
2022-08-04Mortgage satisfied — from 25-21 STEINWAY REALTY LLC to EMIGRANT FUNDING CORPORATION
2022-07-22Deed $2,295,000 — from 25-21 STEINWAY REALTY LLC to LLI 888 LLC$2,295,000
2022-07-22Mortgage $1,000,000 — from LLI 888 LLC to CATHAY BANK$1,000,000
2022-07-22AL&R $1,000,000 — from LLI 888 LLC to CATHAY BANK$1,000,000
2022-07-11Sold for $2,295,000$2,295,000
2022-05-17311: Illegal Dumping — Removal Request
2022-04-07Boiler inspection
2022-04-01Rodent inspection: Passed
2022-03-08HPD 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
2022-03-08HPD 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
2021-04-16HPD 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
2021-04-16HPD 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
2021-03-23Boiler inspection
2020
2020-12-20Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-12-20Tenant complaint: ELECTRIC — POWER OUTAGE
2020-12-20311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2020-12-20311: ELECTRIC — POWER OUTAGE
2020-12-20311: HEAT/HOT WATER — ENTIRE BUILDING
2020-12-20DOB complaint, category ?
2020-08-11311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2020-06-26Boiler inspection
2020-04-14Mortgage $350,000 — from 25-21 STEINWAY REALTY LL C to EMIGRANT FUNDING CORP.$350,000
2020-04-14AL&R $350,000 — from 25-21 STEINWAY REALTY LL C to EMIGRANT FUNDING CORP.$350,000
2020-03-10Rodent inspection: Passed
2020-01-30Deed — from MRKULIC, RAMIZA; MRKULIC, NIJAZIJA to 25-21 STEINWAY REALLTY LLC
2020-01-16Deed transfer (nominal price)
2019
2019-12-26Boiler inspection
2019-11-01HPD 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
2019-10-10Mortgage satisfied — from MRKULIC, NIJAZIJA; MRKULIC, RAMIZA to BIANCANIELLO, FRANK
2018-10-24HPD 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
2017-03-23311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016
2016-11-22HPD 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
2016-06-27311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016-05-27311: Noise — Noise: air condition/ventilation equipment (NV1)
2016-03-04Mortgage $60,000 — from MRKULIC, NIJAZIJA; MRKULIC, RAMIZA to BIANCANIELLO, FRANK$60,000
2016-02-19Certificate of occupancy Temporary
2016-02-07311: Building/Use — Illegal Conversion Of Residential Building/Space
2016-02-07DOB complaint, category ?
2015
2015-10-16HPD 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
2015-06-29Certificate of occupancy Temporary
2015-06-09311: Broken Muni Meter — No Receipt
2015-04-07Certificate of occupancy Temporary
2015-03-24TL&R — from MRKULIC, RAMIZA; MRKULIC, NIJAZIJA to GREENPOINT MORTGAGE FUNDING, INC.
2015-03-24Mortgage satisfied — from MRKULIC, RAMIZA; MRKULIC, NIJAZIJA to GREENPOINT MORTGAGE FUNDING, INC.
2015-02-28311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2015-02-05311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2014
2014-09-02311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2014-08-21Permit PL — ISSUED
2014-08-15Permit AL — ISSUED
2013
2013-10-09Permit PL — ISSUED
2013-08-29311: Construction — Initial - Construction
2013-08-05311: General Construction/Plumbing — Building Shaking/Vibrating/Structural Stability
2013-08-05DOB complaint, category ?
2013-05-09311: Noise — Noise: Construction Before/After Hours (NM1)
2010-07-08Job filed: LEGALIZATION OF EATING & DRINKING ESTABLISHMENT AS PER PLANS SUBMITTED HEREWIT H$50,000
2010-07-08Job filed: LEGALIZATION OF EATING & DRINKING ESTABLISHMENT AS PER PLANS SUBMITTED HEREWIT H$50,000
2010-07-08Job filed: LEGALIZATION OF EATING & DRINKING ESTABLISHMENT AS PER PLANS SUBMITTED HEREWIT H$50,000
2008
2008-07-16Job filed: LEGALIZATION OF ANSULING SYSTEM AND RESTURANT ON FIRST FLOOR OF PROPERTY LOCATED AT 25-21 STEINWAY STREET QUEENS NY 11103$15,000
2008-07-16Job filed: LEGALIZATION OF ANSULING SYSTEM AND RESTURANT ON FIRST FLOOR OF PROPERTY LOCATED AT 25-21 STEINWAY STREET QUEENS NY 11103$15,000
2008-07-07ECB CLASS - 1 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY CERTIFICATE OF OCCUPANCY #113534 INDICATE AT 1ST FLR STORE & DWELLING ILLEGAL OCCUPANCY NOTE$2,400
2008-06-30DOB complaint, category ?
2008-02-25DOB complaint, category ?
2008-02-25DOB violation C: WORK W/OUT PERMIT
2008-02-25ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY C OF O OR BUILDING DEPARTMENT RECORDS. OCCUPANCY OF 1ST FLOOR CONTRARY TO CO#113324. PREMISE$800
2008-02-25ECB Non-Hazardous violation: FAILURE TO PROVIDE THE REQUIRED MEANS OF EGRESS FOR EVERY FLOOR. REAR FIRE ESCAPE DROPS DOWN INTO METAL AND PLASTIC ENCLOSURE CONS$350
2008-02-25ECB Non-Hazardous violation: WORK WITHOUT A PERMIT NOTED: METAL AND GLASS ENCLOSURE ERECTED AT REAR OF BLDG APPROX 10FT HIGH 15FT WIDE 30FT DEEP EXTENSION BEIN
2008-01-08DOB complaint, category ?
2007
2007-10-31Permit EW — ISSUED
2007-10-23Job filed: MODIFICATION OF KITCHEN FIRESUPPRESSION SYSTEM. NO CHANGE IN USE, EGRESS OR OCCUPANCY$3,000
2007-10-23Job filed: MODIFICATION OF KITCHEN FIRESUPPRESSION SYSTEM. NO CHANGE IN USE, EGRESS OR OCCUPANCY$3,000
2007-08-03DOB complaint, category ?
2006
2006-08-28DOB complaint, category ?
2006-04-12ECB Non-Hazardous violation: ILLEGAL OCCUPANCY OCCUPANCY CONTRARY TO THAT ALLOWED BY C/O #113524 WHICH STATE STORE AND DWELLING AT FIRST FLR. OCCUPANCY CHANGE $800
2006-04-12ECB Non-Hazardous violation: WORK W/O PERMIT: WORK NOTED CONSTRUCTION OF METAL AND PLASTIC STRUCTURE APPROX. 10' HIGH X 15' WIDE X 30' DEEP AT REAR YARD. REMED$500
2006-03-23DOB complaint, category ?
2006-02-24DOB complaint, category ?
2005
2005-06-10Permit EW — ISSUED
2005-06-01Job filed: INSTALLATION OF KITCHEN FIRE SUPPRESSION SYSTEM. NO CHANGE IN USE, EGR SS OR OCCUPANCY.$3,000
2005-06-01Job filed: INSTALLATION OF KITCHEN FIRE SUPPRESSION SYSTEM. NO CHANGE IN USE, EGR SS OR OCCUPANCY.$3,000
2004
2004-03-30DOB complaint, category ?
2003
2003-03-19DOB violation LL6291:
2001
2001-02-27DOB violation LL6291:
2000
2000-01-27Deed — from BULLARO, THOMAS; SPINA, ANTOINETTE; BULLARO, LINDA to MRKULIC, RAMIZA; MRKULIC, NIJAZIJA
2000-01-27Mortgage $286,000 — from MRKULIC, NIJAZIJA; MRKULIC, RAMIZA to GREENPOINT MORTGAGEFUNDING INC$286,000
2000-01-27Mortgage assigned — from MRKULIC, RAMIZA; MRKULIC, NIJAZIJA to GREENPOINT MORTGAGEFUNDING INC
1993
1993-12-20Mortgage satisfied — from CAMINITI, CHARLES ETAL to ASTORIA FEDERAL S&LASSN
1993-06-28DOB violation LL6291:
1991
1991-04-03Deed — from BULLARO, SALVATORE to BULLARO, LINDA
1978
1978-09-21Deed — from STARRANTINO COSMO; CAMINITI CHARLES; COMINITI CHARLES to ANGELO SPINA; THOMAS BULLARO; SALVATORE BULLARO; ANTOINETTE SPINA
1978-09-21Mortgage — from BULLARO SALVATORE; BULLARO THOMAS; SPINA ANGELO; SPINA ANTOINETTE to CHARLES COMINITI
1973
1973-11-12Mortgage — from STARRANTINO COSMO; CAMINITI CHARLES to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI
1973-11-12Deed — from EFSTRAT ALEXANDER G; EFSTRAT WILMA to CHARLES COMINITI; COSMO STARRANTINO
1966
1966-05-17Deed to ALEXANDER G EFSTRAT; WILMA EFSTRAT