Harbans Singh pays $5.4M for four bankrupted mixed-use properties in Ozone Park

Harbans Singh through the entity 105 101 Avenue LLC paid $5.4 million to Jarnail Singh through the entity Estate Of Js 105st LLC for three-unit mixed-use building at 105-04 101st Avenue in Ozone Park, Queens, three-unit mixed-use building at 105-02 101st Avenue in Ozone Park, Queens, and three-unit mixed-use building at 105-06 101st Avenue in Ozone Park, Queens.
The deal closed on April 19, 2022 and was recorded on June 9, 2022. The four properties have 15,200 square feet of built space according to PincusCo analysis of city data. The sale price per built square foot is $353 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Jarnail Singh was Jarnail Singh. The signatory for Harbans Singh was Harbans Singh. The Jarnail Singh entity filed for Chapter 7 bankruptcy. This was sold at an auction led by Maltz Auctions.

Because multiple properties have been transacted, some of the following sections will follow the property with the largest assessed value, which in this case, is the property on 105-04 101st Avenue.

Prior sales and revenue

Prior to this transaction, Pincusco has no record that the buyer Harbans Singh had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Jarnail Singh had not purchased any other properties and sold one properties in one transactions for a total of $3.3 million over the same time period.

The property

The 105-04 101st Avenue parcel has frontage of 75 feet and is 100 feet deep with a total lot size of 7,507 square feet. The zoning is R6B which allows for up to 2 times floor area ratio (FAR) for residential with inclusionary housing. The city-designated market value for the property in 2022 is $1.7 million.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the properties since September of 2020. In addition, according to city public data, the properties have received one DOB violation, $73,780 in ECB penalties, and $74,330 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $5 million on this tax lot.

The neighborhood

In Ozone Park, the majority, or 69 percent of the 18.4 million square feet of commercial built space are 1-4 family buildings, with specialty buildings next occupying 8 percent of the space. In sales, Ozone Park has the 20th highest sale turnover among other neighborhoods in Queens with $46.3 million in sales volume in the last two years. For development, Ozone Park has had very little major development activity relative to other neighborhoods.It had 73,580 square feet of commercial and multi-family construction under development in the last two years, which represents 0.40 percent of the neighborhood’s built space. There was one pre-foreclosure suit filed among other mixed-use buildings in the past 12 months.

The block

There are no active new building construction projects on this tax block.

The majority, or 68 percent of the 117,435 square feet of built space are 1-4 family buildings, with mixed-use buildings next occupying 17 percent of the space.

The buyer

The PincusCo database currently indicates that Harbans Singh owned at least two commercial properties with 13,403 square feet and a city-determined market value of $2.3 million. (Market value is typically about 50% of actual value.) The portfolio has $5.6 million in debt, borrowed from Preferred Bank. Within the portfolio, all identified are retail properties. They are all located in Queens.

Surrounding

Within a 400-foot radius of 105-04 101st Avenue, PincusCo identified one commercial real estate item of interests occurred over the past 24 months.
It was a permit issued on May 24, 2022 for the $377,400 renovation of 4,003-square-foot B building with two residential units at 106-09 101st Avenue.

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