86-42 St James Avenue

Queens, NY

BBL 4-01582-0027BIN 4039456

Concern level4 of 4

Severe

019 open class-C HPD violations (immediately hazardous) across 17 apartments
021 of those issued in the last 3 years
034 open rent-impairing violation(s)
041 eviction executed in the last 3 years

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 15 stabilized units with New York State for 2023 — of about 17 apartments.

2018 — 15 units registered2023 — 15

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1931

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building26 others linked to the same owner

HPD housing-maintenance violations

Open now

105

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-03-14

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE MARBLE TREAD 1ST, 3RD,5TH UP FROM BOTTOM AT PUBLIC HALL STAIRS, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt B11Issued 2017-10-185+ YRS OLD

§ 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 1; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT B11, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt B20Issued 2005-08-095+ YRS OLDRENT-IMPAIRING

SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER KEY OPERATED LOCK IN THE ENTRANCE LOCATED AT APT B20, 3rd STORY

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSIssued 2004-02-025+ YRS OLDRENT-IMPAIRING

SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK CEILING OF SOUTHEAST ROOM 4 STY SOUTHEAST APT ER1.

Status: HPD couldn't get in to re-inspect

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water21

Unsanitary Condition6

General3

Paint/Plaster3

Flooring/Stairs2

Heat/Hot WaterEntire Building2026-10-11 · closed

Heat/Hot WaterEntire Building2026-10-04 · closed

Heat/Hot WaterEntire Building2026-04-02 · closed

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

About averagevs. NYC apartment blocks

289

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential197

Street/Sidewalk40

Unspecified25

Commercial13

Vehicle13

Park1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

About averagevs. NYC apartment blocks

189

NYPD reports · last 12 mo

≈ per month

Felony70

Misdemeanor95

Violation24

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

Infested, latest filing

Annual filings

Re-infestation reported

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

No active DOB violations.

DOB building violations

Evictions

Executed, all time

Last 3 years

2024-07-12Apt B14residential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2014-01-03

Access Warrant - lead

Housing court

Landlord and related buildings

Registered owner

GITTEL REALTY ASSOCIATES, L.P

Head officer

RONALD SWARTZ

Managing agent

GERMAN CACERES

26 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

134-10 FRANKLIN AVENUEQUEENS 136 33 STREETBROOKLYN 143-01 41 AVENUEQUEENS 21-24 31 STREETQUEENS 21-38 31 STREETQUEENS

Landlord and related buildings

Unpaid city fines

No DOB/ECB violations on record for this building.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1994-12-14 · no recorded price

Most recent mortgage2020-12-23 · $1,000,000

Mortgage2020-12-23$1,000,000

borrower GITTEL REALTY ASSOCIATES, L.P. · lender JPMORGAN CHASE BANK, N.A

Mortgage2013-01-15$1,050,000

borrower GITTEL REALTY ASSOCIATES, L.P. · lender PEOPLE'S UNITED BANK

Mortgage2008-02-05$930,393.76

borrower GITTEL REALTIY ASSOCIATES, L.P. · lender SOVEREIGN BANK

Mortgage2003-08-18$635,408.79

borrower GITTEL REALTY ASSOCIATES, L.P. · lender NEW YORK COMMUNITY BANK

Mortgage1999-03-12$656,737.43

borrower GITTEL REALTY ASSOCIATES, LP · lender QUEENS COUNTY SAVINGS BANK

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale