157-20 Willets Point Boulevard

Queens, NY

BBL 4-04860-0012BIN 4109886

Concern level3 of 4

High

011 open class-C HPD violation (immediately hazardous) — about 1 per 6 apartments
022 open rent-impairing violation(s)
033 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 6 stabilized units with New York State for 2019 — essentially all of the building's 6 apartments.

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

1960

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building3 others linked to the same owner

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 HAZARDOUSIssued 1997-09-305+ YRS OLD

SECTION 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BOILER ROOM LOCKED AT FRONT COURT.

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1AIssued 2003-12-015+ YRS OLD

SECTION 27-2026 ADM CODE REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS WASHBASIN IN THE BATHROOM FROM EAST LOCATED AT APARTMENT 1A, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1AIssued 2002-05-135+ YRS OLD

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

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1AIssued 2002-05-135+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE GROUT ON EAST WALL IN THE BATHROOM LOCATED AT APT 1A, 1st STORY, APARTMENT AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

No 311 housing complaints on record for this building.

311 complaints from tenants

Neighborhood noise

Much lower than averagevs. NYC apartment blocks

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential21

Street/Sidewalk7

Vehicle3

Commercial2

Unspecified1

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

Much lower than averagevs. NYC apartment blocks

NYPD reports · last 12 mo

≈ per month

Felony16

Misdemeanor19

Violation7

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 6 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 REQUIRED2023-06-20

VIOLATION ISSUED-FAILURE TO FILE 2019 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2015-10-01

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2014 INSPECTION REPORT

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED1993-06-28

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

ELM PROPERTY HOLDINGS LLC

Head officer

GINO ROMANO

Managing agent

LUIGI ROMANO

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

122-10 14 AVENUEQUEENS 150-11 8 AVENUEQUEENS 157-18 WILLETS POINT BOULEVARDQUEENS

Landlord and related buildings

Unpaid city fines

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2018-01-05 · $2,200,000

Most recent mortgage2019-10-24 · $2,427,028.44

Mortgage2019-10-24$2,427,028.44

borrower ELM PROPERTY HOLDINGS LLC · lender SB ONE BANK

Sale2018-01-05$2,200,000

THE 2012 GA SAFFIOTI FAMILY TRUST, KATZENBERGER, AS TRUSTEE, ANNAMARIE → ELM PROPERTY HOLDINGS LLC

Sale2012-12-31no recorded price

SAFFIOTI, GENNARO → SAFFIOTI (TRUSTEE), HELEN, THE 2012 GA SAFFIOTI FAMILY TRUST, KATZENBERGER (TRUSTEE), ANNAMARIE

Sale2009-08-07$260,300

VENEZIA, HELEN → SAFFIOTI, GENNARO

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