A sustained record of distress well beyond its peers. More recorded distress than 96% 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 60. In ZIP 11418, 79% of residential buildings hold an A and
5% 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
18 heat or hot-water complaints in the last three years (winter 2024–25: 6 · winter 2025–26: 12). Repeated winter clusters suggest a chronic heating problem.
6
’24–25
12
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
68 service requests in the last three years. Most common: Noise (16) · HEAT/HOT WATER (9) · Dirty Condition (6) · Consumer Complaint (6) · WATER LEAK (4) · UNSANITARY CONDITION (4).
Filed construction activity
$230,000 in permitted construction work filed since
2016 (8 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 (1931)
No
Six or more residential units (2)
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)
O & K 18 LLC
Head officer
ARI OURIEL
Managing agent
O & K 18 LLC
Last registered
2025-06-30
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
$426,000
$191,700
2026
$430,000
$193,500
2027
$574,000
$258,300
The city's market estimate has risen
35% between tax years 2025 and 2027.
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.
Getting around
Subway
111 St — J · 200 ft straight-line (about a 1-minute walk) · station accessibility: none 104 St — J Z · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Jamaica Av / 112 St — Q56 · 100 ft
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.
68 311 service requests from this address in the last three years — 9 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: $115,000 on
1995-05-26 (lender: Home Federal Savingsbank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2018-03-30
Deed $999,260 — from E & J 52 LLC to O & K 18 LLC
$999,260
2018-03-27
Sold for $999,260
$999,260
$499,630
2006-10-03
Deed $626,000 — from KAMMERER, PAUL T JR to E & J 52 LLC
$626,000
1995-05-26
Mortgage $115,000 — from KAMMERER, PAUL T JR to HOME FEDERAL SAVINGSBANK
$115,000
1983-09-07
Mortgage $32,250 — from KAMMERER, PAUL JR; KAMMERER, PATRICK to RICHMOND HILL SAVINGS BK
$32,250
Ten-year activity
100500
2017
2018
2019
2020
2021
2022
2023
2024
54
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
4
0
0
4
2018
0
2
3
2
0
7
2019
5
0
2
0
0
7
2020
6
1
3
0
0
10
2021
1
1
6
0
0
8
2022
0
0
15
0
1
16
2023
0
15
17
0
4
36
2024
0
0
14
0
4
18
2025
0
1
50
0
3
54
2026
0
3
31
0
3
37
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-11-29HPD 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
2023-07-12Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-01-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-01-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-01-25311: HEAT/HOT WATER — ENTIRE BUILDING
2023-01-25311: HEAT/HOT WATER — ENTIRE BUILDING
2022
2022-11-18HPD 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: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-12-03311: Rodent — Rat Sighting
2021-11-29Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2021-11-29311: HEAT/HOT WATER — ENTIRE BUILDING
2021-04-22Permit Mechanical Systems — Permit Issued
2021-03-13311: Food Establishment — No Permit or License
2021-02-17DOB complaint, category ?
2021-02-15311: NonCompliance with Phased Reopening — Business not in compliance
2021-02-09311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2020
2020-12-16Job filed: INSTALL NEW KITCHEN EXHAUST SYSTEM , HOOD AND DUCTWORK FOR EXISTING COMMERCIAL SPACE. NO CHANGE IN USE, EGRESS OR OCCUPANCY .$6,000
2020-12-09Job filed: PROPOSED PLUMBING WORK IN CONNECTION WITH RELOCATED KITCHEN FOR AN EXISTING RESTAURANT AS PER PLANS APPROVED UNDER DOB# 440589793. NO CHANGE OF USE, E$16,000
2020-12-07DOB complaint, category ?
2020-11-20Job filed: PROPOSED PLUMBING WORK IN CONNECTION WITH RELOCATED KITCHEN FOR AN EXISTING RESTAURANT AS PER PLANS APPROVED UNDER DOB# 440589793. NO CHANGE OF USE, E$16,000
2020-10-11311: Food Establishment — No Permit or License
2020-06-29Permit EW — ISSUED
2020-06-25311: Street Condition — Pothole
2020-04-06311: Homeless Person Assistance — N/A
2020-03-17Job filed: PROPOSED INTERIOR RENOVATION TO COMBINE SPACES WITHIN EXISTING STORES INTO ONE AND RELOCATE THE KITCHEN AT THE REAR OF AN EXISTING RESTAURANT; INCLUDE$60,000
2020-03-17Job filed: PROPOSED INTERIOR RENOVATION TO COMBINE SPACES WITHIN EXISTING STORES INTO ONE AND RELOCATE THE KITCHEN AT THE REAR OF AN EXISTING RESTAURANT; INCLUDE$60,000
2019
2019-09-09311: Smoking — Smoking Violation
2019-08-28Permit Plumbing — Signed-off
2019-07-26Permit EW — ISSUED
2019-07-19Job filed: INTERIOR RENOVATION IN EXISTING STORE TO CREATE JUICE BAR WITH COLD FOOD RESTAURANT. NO CHANGE IN USE OR OCCUPANCY$8,000
2019-07-17Job filed: INTERIOR RENOVATION OFF EXISTING STORE TO CREATE JUICE BAR WITH COLD FOOD RESTAURANT. NO CHANGE IN USE OCCUPANCY OR EGRESS$32,000
2019-07-17Job filed: INTERIOR RENOVATION OFF EXISTING STORE TO CREATE JUICE BAR WITH COLD FOOD RESTAURANT. NO CHANGE IN USE OCCUPANCY OR EGRESS$32,000
2018-11-09ECB CLASS - 2 violation: WORK WITHOUT PERMIT.NOTED:INSTALLED ILLEGAL BUSINESS ACCESSORY ILLUMINATED SIGNS.ONE IS APPROX 3'X26' READS "ONE PRINCE DELI AND T
2018-11-01311: Special Projects Inspection Team (SPIT) — Sign/Awning/Marquee - Illegal/No Permit
2018-11-01DOB complaint, category ?
2018-03-30Deed $999,260 — from E & J 52 LLC to O & K 18 LLC$999,260
2018-03-27Sold for $999,260$999,260
2018-03-12311: Consumer Complaint — Cigarette Sale to Minor
2017
2017-12-06311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017-12-01311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2014-01-25311: Illegal Parking — Unauthorized Bus Layover
2013
2013-07-03311: Vending — Unlicensed
2013-06-05311: Consumer Complaint — Unlicensed
2013-03-19311: Consumer Complaint — Cigarette Sale to Minor
2013-02-16311: Investigations and Discipline (IAD) — Plumbing Work - Unlicensed/Illegal/Improper Work In Progress
2013-02-16311: Investigations and Discipline (IAD) — Electrical - Unlicensed/Illegal/Improper Work In Progress
2013-02-16DOB complaint, category ?
2013-02-16DOB complaint, category ?
2013-02-16DOB complaint, category ?
2010
2010-03-02311: Snow — E9 Snow / Icy Sidewalk
2010-02-09311: Dirty Conditions — E1A Litter Basket / Improper Use
2010-02-09311: Consumer Complaint — Unlicensed
2009
2009-11-01DOB complaint, category ?
2009-01-01DOB violation LL6291:
2009-01-01DOB violation LL6291:
2009-01-01DOB violation LL6291:
2007
2007-03-06TL&R — from KAMMERER, PAUL T JR.
2007-03-06Mortgage satisfied — from KAMMERER, PAUL T JR. to HP CONSOLIDATED LLC
2007-02-23Permit EW — ISSUED
2007-02-08Job filed: NO WORK BEING DONE UNDER THIS APPLICATION,FILING FOR BOILER WORK TYPE ONLY. BOILERS WERE INSTALLED UNDER APPLICATION 400739938$2,500
2007-02-08Job filed: NO WORK BEING DONE UNDER THIS APPLICATION,FILING FOR BOILER WORK TYPE ONLY. BOILERS WERE INSTALLED UNDER APPLICATION 400739938$2,500
2007-02-08Job filed: NO WORK BEING DONE UNDER THIS APPLICATION,FILING FOR BOILER WORK TYPE ONLY. BOILERS WERE INSTALLED UNDER APPLICATION 400739938$2,500
2007-01-19DOB violation LL6291:
2007-01-19DOB violation LL6291:
2007-01-19DOB violation LL6291:
2006
2006-12-12Permit AL — ISSUED
2006-12-12Permit PL — ISSUED
2006-10-03Deed $626,000 — from KAMMERER, PAUL T JR to E & J 52 LLC$626,000
2005
2005-10-14DOB complaint, category ?
2005-09-13AALR — from CC HIGHLANDER EQUITIES L.L.C. to HP CONSOLIDATED LLC
2005-09-13Mortgage assigned — from CC HIGHLANDER EQUITIES L.L.C. to HP CONSOLIDATED LLC
2003
2003-09-12Permit AL — ISSUED
2003-08-26Job filed: NON ILLUMINATED NON ADVERTISING ACCESSORY STOREFRONT AWNING READING- IMAGE 1 HOUR PHOTO & PORTRAIT STUDIO 111-27 NO CHANGE TO USE$3,000
2003-08-26Job filed: NON ILLUMINATED NON ADVERTISING ACCESSORY STOREFRONT AWNING READING- IMAGE 1 HOUR PHOTO & PORTRAIT STUDIO 111-27 NO CHANGE TO USE$3,000
2003-08-26Job filed: NON ILLUMINATED NON ADVERTISING ACCESSORY STOREFRONT AWNING READING- IMAGE 1 HOUR PHOTO & PORTRAIT STUDIO 111-27 NO CHANGE TO USE$3,000
2000
2000-02-16Permit AL — ISSUED
2000-02-16Permit PL — ISSUED
1998
1998-12-28DOB complaint, category ?
1998-06-26Mortgage assigned — from NORTH FORK BANK to CC HIGHLANDER EQUITIES LLC
1998-06-26Mortgage assigned — from NORTH FORK BANK to CC HIGHLANDER EQUITIES LLC
1997
1997-10-27Permit PL — ISSUED
1997-10-27Permit PL — ISSUED
1997-10-10Permit AL — ISSUED
1997-02-10DOB violation LL6291:
1995
1995-08-29DOB violation LL6291:
1995-05-26Mortgage assigned — from KAMMERER, PAUL T JR to HOME FEDERAL SAVINGSBANK
1995-05-26Mortgage $115,000 — from KAMMERER, PAUL T JR to HOME FEDERAL SAVINGSBANK$115,000
1995-05-26Deed — from KAMMERER, PATRICK to KAMMERER, PAUL T JR
1991
1991-12-19Mortgage satisfied — from KAMMERER, PAUL JR. ETAL to RICHMOND HILL SVGS BK
1983
1983-09-07Deed — from WICKES, ROBERT G. to KAMMERER, PATRICK; KAMMERER, PAUL JR
1983-09-07Mortgage $32,250 — from KAMMERER, PAUL JR; KAMMERER, PATRICK to RICHMOND HILL SAVINGS BK$32,250
1983-09-07Mortgage satisfied — from WICKES, ROBERT G. to COLUMBIA SAVINGS FA
1976
1976-11-26Mortgage — from WICKES ROBERT G to COLUMBIA SAVS & LOAN ASSOCIATION
1971
1971-05-07Deed — from DUFFICY ANN B to ROBERT G WICKES
1971-05-07Mortgage — from WICKES ROBERT G to ANN B DUFFICY
1967
1967-06-05Mortgage — from DUFFICY ANN B; DUFFICY JOHN F to RICHMOND HILL SAVS BK