The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. In ZIP 11694, 88% of residential buildings hold an A and
1% 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.
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: Food Establishment (2) · Outdoor Dining (1).
Filed construction activity
$153,500 in permitted construction work filed since
2016 (4 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 (1929)
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)
165 Beach 116th Street LLC
Head officer
Andrew Reaccuglia
Managing agent
CPA Building Management
Last registered
2026-07-28
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
$812,000
$48,720
2026
$875,000
$52,500
2027
$993,000
$59,580
The city's market estimate has risen
22% between tax years 2025 and 2027.
2 Food Establishment complaints to 311 at this address in the last three years (most often: Rodents/Insects/Garbage) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Flood exposure
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood
maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 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
Rockaway Park-Beach 116 St — A S · 550 ft straight-line (about a 3-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Rockaway Beach Blvd / Beach 116 St — Q35 · 350 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.
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: $932,881 on
2018-12-03 (lender: Basis Multifamily Capital, 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
2018-12-24
RPTT&RET $386,995 — from REACCUGLIA, ANDREW to LOMBARDO, ANTHONY
$386,995
2018-12-03
Agreement $1,380,000 — from 163 BEACH 116 STREET LLC; 165 BEACH 116 STREET, LLC to BASIS MULTIFAMILY CAPITAL, LLC
$1,380,000
2018-12-03
Mortgage $932,882 — from 165 BEACH 116 STREET, LLC; 163 BEACH 116 STREET LLC to BASIS MULTIFAMILY CAPITAL, LLC
$932,882
2016-01-11
RPTT&RET $386,994 — from MARINOFF, MARC to REACCUGLIA, ANDREW
$386,994
2010-07-21
Mortgage $580,000 — from 165 BEACH 116TH STREET, LLC to SAVOY BANK
$580,000
2010-07-21
AL&R $580,000 — from 165 BEACH 116TH STREET, LLC to SAVOY BANK
$580,000
2007-10-09
Deed $475,000 — from BORKO, REFEREE, SUSAN L to SAMARI REALTY GROUP CORP.
$475,000
2007-10-01
Mortgage $499,999 — from 165 BEACH 116TH STREET LLC to PITNICK AS TO 25000.00, IRWIN L; SPAETH AS TO 79000.00, STEVEN; GERSHOWITZ AS TO 105250.00
$499,999
2007-10-01
Deed $700,000 — from SAMARI REALTY GROUP CORP. to 165 BEACH 116TH STREET, LLC
$700,000
2005-09-12
Mortgage $475,000 — from 165 BEACH PROPERTIES, LLC to CARUSO, ROBERTA; SAMARI REALTY GROUP CORP.; SPAETH, STEVEN; PAUL COHEN, PC PROFIT SHARING
$475,000
2004-05-05
Mortgage $240,000 — from 165 BEACH PROPERTIES, LLC to KIRCHNER, DENNIS
$240,000
2004-05-05
Mortgage $185,000 — from 165 BEACH PROPERTIES, LLC to KATZ, ELI
$185,000
2004-05-05
Deed $400,000 — from KIRCHNER, DENNIS to 165 BEACH PROPERTIES, LLC
$400,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
20
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
2
0
0
0
2
2018
0
1
0
7
0
8
2019
0
2
3
1
0
6
2020
7
2
1
0
0
10
2021
0
1
4
0
0
5
2022
0
1
2
0
0
3
2023
0
6
13
0
1
20
2024
0
1
4
0
2
7
2025
0
1
1
0
1
3
2026
0
1
0
0
1
2
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2023-02-07HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FRO
2023-02-07HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT NORTH WALL IN THE 2nd ROOM FROM EAST
2023-02-07HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 3, 3rd STORY, 1st APARTM
2023-02-07HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT NORTH WALL IN THE 1st ROOM FROM EAST
2020-11-19Job filed: APPLICATION FILED FOR THE INSTALLATION OF NEW PLUMBING FIXTURES IN EXISTING RETAIL SPACE. FILED IN CONJUNCTION WITH DOB APPLICATION #440610251. NO CH$11,000
2020-10-05ECB CLASS - 2 violation: AT TIME OF INSPECTION,OBSERVED ONGOING CONSTRUCTION CONTRARY TO MAYORSEMERGENCY EXECUTIVE ORDER 120 AND SUBSEQUENT ORDERS INCORPOR$5,000
2020-10-05DOB complaint, category ?
2020-09-23Job filed: APPLICATION FILED FOR THE INSTALLATION OF NEW 10'-0" x 4'-0" COMMERCIAL KITCHEN EXHAUST HOOD AND EXHAUST DUCT. FILED IN CONJUNCTION WITH DOB APPLICATI$10,000
2020-08-26Permit Plumbing — Signed-off
2020-08-17Job filed: APPLICATION FILED FOR THE INSTALLATION OF NEW PLUMBING FIXTURES IN EXISTING RETAIL SPACE. FILED IN CONJUNCTION WITH DOB APPLICATION #440610251. NO CH$11,000
2020-08-14Permit EW — ISSUED
2020-07-21Job filed: APPLICATION FILED FOR THE INTERIOR FIT-OUT OF EXISTING RETAIL SPACE. ALL WORK AS PER PLANS SUBMITTED HEREWITH. NO CHANGE IN BULK, USE OR OCCUPANCY.$121,500
2019
2019-11-13311: Homeless Person Assistance — N/A
2019-11-08DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2017 INSPECTION REPORT
2019-09-30FDNY inspection (RISK)
2019-07-30311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2019-07-22311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2019-05-09Mortgage assigned — from FEDERAL HOME LOAN MORTGAGE CORPORATION to WILMINGTON TRUST, NATIONAL ASSOCIATION,
2018
2018-12-24RPTT&RET $386,995 — from REACCUGLIA, ANDREW to LOMBARDO, ANTHONY$386,995
2018-12-03Agreement $1,380,000 — from 163 BEACH 116 STREET LLC; 165 BEACH 116 STREET, LLC to BASIS MULTIFAMILY CAPITAL, LLC$1,380,000
2018-12-03TL&R — from 165 BEACH 116TH STREET, LLC to SAVOY BANK
2018-12-03Mortgage assigned — from BASIS MULTIFAMILY FINANCE I, LLC to FEDERAL HOME LOAN MORTGAGE CORPORATION
2018-12-03Mortgage assigned — from BASIS MULTIFAMILY CAPITAL, LLC to BASIS MULTIFAMILY FINANCE I, LLC
2018-12-03Mortgage $932,882 — from 165 BEACH 116 STREET, LLC; 163 BEACH 116 STREET LLC to BASIS MULTIFAMILY CAPITAL, LLC$932,882
2018-12-03Mortgage assigned — from SAVOY BANK to BASIS MULTIFAMILY CAPITAL, LLC
2018-04-06DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT
2017
2017-08-17FDNY inspection (RISK)
2017-02-24DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT
2016
2016-11-21HPD 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
2016-08-08FDNY inspection (RISK)
2016-01-11RPTT&RET $386,994 — from MARINOFF, MARC to REACCUGLIA, ANDREW$386,994
2015
2015-10-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2014 INSPECTION REPORT
2015-06-24FDNY inspection (RISK)
2013
2013-08-22311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2013-08-22ECB CLASS - 2 violation: ALTERED BUILDING OCCUPIED W/O A VALID COFO PERMIT #410095560 ALT1 TO CONVERT 2ND AND 34D FLR TO COMM USE NOT SIGNED OFF.PREMISES $500
2013-08-22DOB complaint, category ?
2013-05-20311: Broken Muni Meter — Timer Defect - Fast/Fail
2011
2011-12-13DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2010 INSPECTION REPORT
2010
2010-12-28DTL — from THE BANK OF NEW YORK MELLON
2010-11-05Mortgage satisfied — from 165 BEACH 116TH STREET LLC to MARGOLIN, C. LANCE; PITNICK, IRWIN L; GERSHOWITZ, ALAN; SAMARI REALTY GROUP CORP.; IRWIN L
2010-08-30311: Broken Muni Meter — Timer Defect - Fast/Fail
2010-08-07ECB CLASS - 3 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE C OF O OR BUILDING DEPT RECORD. DOB RECORD JOB #410095560 (NOT SIGNED OFF) INDICATES PRE$400
2010-07-21Mortgage $580,000 — from 165 BEACH 116TH STREET, LLC to SAVOY BANK$580,000
2010-07-21AL&R $580,000 — from 165 BEACH 116TH STREET, LLC to SAVOY BANK$580,000
2010-06-23311: Building/Use — Illegal Conversion Of Residential Building/Space
2010-06-23DOB complaint, category ?
2010-06-09Permit AL — ISSUED
2009
2009-12-31DOB violation LBLVIO:
2009-11-19CTOR — from KIRCHNER, DENNIS to BERCOVICI, FRANCIS; FCB REALTY CORP.; LANDAU, ALVIN; FRANK, ROBERT; ESTATE OF SEYMOUR FRAN
2009-08-25TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2009-05-19Permit PL — ISSUED
2009-05-15Permit AL — ISSUED
2008
2008-11-14Permit EQ — ISSUED
2008-11-14Permit DM — ISSUED
2008-07-17Job filed: DEMOLITION
2008-06-11DOB complaint, category ?
2008-06-10ECB Non-Hazardous violation: FAILURE TO PROVIDE APPROVED PLANS AT TIME OF INSPECTION FOR ALT II JOB#402153389 OF WHICH THE PERMIT EXPIRED 7.20.06. THE DEMOLITI$130
2008-06-10ECB Non-Hazardous violation: FAILURE TO MAINTAIN BLDG AT REAR OF STORE FOUND AN APPROX 15' X 10' EXTENSION W/OPEN PENETRATION OF ROOF, SAGGING WOOD CEILING JOI$800
2008-05-09Permit EQ — ISSUED
2008-05-09Permit EQ — ISSUED
2008-04-07Job filed: APPLICATION FOR NEW C OF OINTERIOR ALTERATIONS. NO CHANGE TO USE OR OCCUPANCY$15,000
2008-03-18DTL — from THE BANK OF NEW YORK
2008-03-14TLS — from THE BANK OF NEW YORK to THE CITY OF NEW YORK
2008-02-25Permit EQ — ISSUED
2008-02-25Permit EQ — ISSUED
2008-01-25Job filed: SIDEWALK SHED IN CONJUNCTION WITH APPLICATION FOR STUCCO REPAIR AT FRONT FACADE
2008-01-25Job filed: REPAIR STUCCO FACADE AT FRONT ELEVATION$5,000
2008-01-03DOB violation LL6291:
2007
2007-10-09Deed $475,000 — from BORKO, REFEREE, SUSAN L to SAMARI REALTY GROUP CORP.$475,000
2007-10-01Mortgage $499,999 — from 165 BEACH 116TH STREET LLC to PITNICK AS TO 25000.00, IRWIN L; SPAETH AS TO 79000.00, STEVEN; GERSHOWITZ AS TO 105250.00$499,999
2007-10-01DTL — from THE BANK OF NEW YORK
2007-10-01DTL — from THE BANK OF NEW YORK
2007-10-01Deed $700,000 — from SAMARI REALTY GROUP CORP. to 165 BEACH 116TH STREET, LLC$700,000
2007-01-19DOB violation LL6291:
2007-01-03ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BLDG WALL DEFECT IS:FRONT FACADE-2,3FLS-PLYWOOD PANELS COVERED W/BLACK FELT ONLY NO STUCCO OR SIDING.$2,500
2007-01-03DOB complaint, category ?
2006
2006-09-01TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2005
2005-09-15TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2005-09-12Mortgage satisfied — from 165 BEACH PROPERTIES, LLC to KATZ, ELI
2005-09-12SUBM — from KIRCHNER, DENNIS to SPATH, STEVEN; LOPEZ, DOUG; PAUL COHEN, PC PROFIT SHARING ACCIDENT&H; CARUSO, ROBERTA; GER
2005-09-12Mortgage $475,000 — from 165 BEACH PROPERTIES, LLC to CARUSO, ROBERTA; SAMARI REALTY GROUP CORP.; SPAETH, STEVEN; PAUL COHEN, PC PROFIT SHARING $475,000
2005-07-20Permit EQ — ISSUED
2005-07-20Permit EW — ISSUED
2005-07-20Permit EW — ISSUED
2005-06-28Job filed: Filing herewith subsequent application for plumbing, mechanical ventilation/HVAC and sprinkler work as per plans filed herewith.$70,000
2005-06-20DOB complaint, category ?
2005-06-14Job filed: Demolition and construction of storefront, stairs, partitions, windows and ceilings and roof restoration as per plans filed herewith. No change to us$100,000
2005-01-31DOB violation LL6291:
2004
2004-07-02DTL — from THE BANK OF NEW YORK
2004-05-24DTL — from THE BANK OF NEW YORK
2004-05-05Mortgage satisfied — from F.C.B. REALTY CORP. to 165 BEACH REALTY CORP.
2004-05-05Mortgage $240,000 — from 165 BEACH PROPERTIES, LLC to KIRCHNER, DENNIS$240,000
2004-05-05Mortgage $185,000 — from 165 BEACH PROPERTIES, LLC to KATZ, ELI$185,000
2004-05-05Deed $400,000 — from KIRCHNER, DENNIS to 165 BEACH PROPERTIES, LLC$400,000
2004-05-05PAT — from GRAHAM, SR., HAROLD to GRAHAM, JR, HAROLD
2004-04-24DTL — from THE BANK OF NEW YORK
2004-04-24DTL — from THE BANK OF NEW YORK
2004-03-11DOB complaint, category ?
2004-02-13DOB violation LL6291:
2003
2003-10-14TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2002
2002-08-08TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2002-03-26DOB violation LL6291:
2001
2001-08-14ECB Non-Hazardous violation: NO CHECK VALVE (BACK FLOW PREVENTER) ON BOILER FEED$2,500
2001-02-27DOB violation LL6291:
2000
2000-07-27TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2000-05-12ATL — from NYCTL 1997-1 TRUST to BANK OF NEW YORK
2000-02-07DOB violation LL6291:
1999
1999-03-16DOB violation LL6291:
1999-01-20ATL — from NYCTL 1998-1 TRUST to BANK OF NEW YORK
1998
1998-08-10TLS — from NEW YORK CITY DEPARTMENT OF FINANCE to NYCTL 1998-1 TRUST
1998-05-04DOB violation LL6291:
1998-03-16AMTL — from NYC COMMISSIONER OFFINANCE; BANK OF NEW YORK
1997
1997-09-16DOB violation LL6291:
1997-08-07TLS — from CITY OF NEW YORK to NYC DEPT OF FINANCE
1997-06-18TLS — from CITY OF NEW YORK to NYCTL 1997-1 TRUST
1997-02-10DOB violation LL6291:
1996
1996-06-12TLS — from CITY OF NEW YORK to BANK OF NEW YORK (AGENT
1995
1995-08-29DOB violation LL6291:
1994
1994-06-07DOB violation LL6291:
1993
1993-06-28DOB violation LL6291:
1991
1991-08-08VAC — from CITY OF NEW YROK to NYC COMM FINANCE
1990
1990-10-31Deed — from NYC COMM FINANCE to CITY OF NEW YORK
1978
1978-02-16Mortgage assigned — from FCB REALTY CORP to FRANCIS BERCOVICI
1978-01-04Deed — from FCB REALTY CORP to DENNIS KIRCHNER
1978-01-04Mortgage assigned — from OLIN JULIUS; GUTTERMAN BLANCHE to ALVIN LANDAU
1978-01-04Mortgage assigned — from 165 BEACH REALTY CORP to JULIUS OLIN; BLANCHE GUTTERMAN
1978-01-04Mortgage — from KIRCHNER DENNIS to FCB REALTY CORP
1971
1971-03-18Mortgage — from FCB REALTY CORP to 165 BEACH RLTY CORP
1971-03-18Deed — from 165 BEACH REALTY CORP to FCB REALTY CORP