99-22 41 Avenue

Queens, NY

BBL 4-01616-0015BIN 4040476

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 9 apartments
021 active DOB violation(s)

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 9 stabilized units with New York State for 2023 — essentially all of the building's 9 apartments.

2018 — 9 units registered2023 — 9

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 building

HPD housing-maintenance violations

Open now

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 HAZARDOUSApt 3Issued 2007-09-055+ YRS OLD

SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN BATHROOM OF 2 STY FRONT APT 3 ER1. LOCATED AT APT 3

Status: Certified late

CLASS B · HAZARDOUSApt 5Issued 2012-07-105+ YRS OLD

SECTION 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF BEDBUGS IN THE ENTIRE APARTMENT LOCATED AT APT 5, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2Issued 2008-09-125+ YRS OLD

SECTION 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS AT ENTRANCE LOCATED AT APT 2, 1st STORY, APARTMENT AT SOUTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2Issued 2008-09-125+ YRS OLD

SECTION 27-2026 ADM CODE REPAIR THE BROKEN OR DEFECTIVE CONNECTION WASTE PIPE AT WASH BASIN IN THE BATHROOM LOCATED AT APT 2, 1st STORY, APARTMENT AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water2

Heat/Hot WaterEntire Building2025-12-27 · closed

Heat/Hot WaterEntire Building2025-02-15 · 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

Much higher than averagevs. NYC apartment blocks

3038

Noise reports · last 12 mo

253

≈ per month

% from neighbors

Street/Sidewalk2370

Residential598

Commercial38

Vehicle21

Unspecified9

Park2

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly street/sidewalk) — street life and traffic more than neighbors. 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

Higher than averagevs. NYC apartment blocks

356

NYPD reports · last 12 mo

≈ per month

Felony125

Misdemeanor200

Violation31

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

No bedbugs reported

The owner filed 3 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2013-03-01

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2011 INSPECTION REPORT

DOB building violations

Evictions

No executed evictions on record for this building.

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 2008-06-13

Tenant action

CLOSEDOpened 2007-12-20

Tenant action

CLOSEDOpened 2007-12-10

Tenant action

Housing court

Landlord and related buildings

Registered owner

VANI REALTY CORP

Head officer

ANGEL VILLAVICENCIO

Managing agent

VANI REALTY CORP

No other buildings found sharing this building's registered contact.

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 sale2000-03-06 · no recorded price

Most recent mortgage2007-01-30 · $453,528.3

Mortgage2007-01-30$453,528.3

borrower VANI REALTY CORP. · lender WASHINGTON MUTUAL BANK

Mortgage2001-10-22$49,244

borrower VANI REALTY CORP · lender ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIATION

Mortgage2000-03-17$340,756

borrower VANI REALTY CORP · lender OZIEL, JOYCE

Sale2000-03-06no recorded price

OZIEL, JOYCE → VANI REALTY CORP

Sale1996-04-01no recorded price

ADAMOS PIZZA, INC. (DEF/ETAL), BLEIER, JACK (REF) → OZIEL, JOYCE

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