Ramji Dass pays $6.1M to Mark Shakarov for new 8-unit rental in Astoria

Ramji Dass through the entity Ran 31 LLC paid $6.1 million to Mark Shakarov through the entity Mbmb 31 LLC for the newly complete eight-unit residential elevator building (D7) at 30-38 31st Street in Astoria, Queens. The expected use is cash flowing.
The deal closed on April 1, 2025 and was recorded on April 24, 2025. The property has 7,693 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $792 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 seller bought the property on May 4, 2022, for $1.6 million. The signatory for Mark Shakarov was Mark Shakarov. The signatory for Ramji Dass was Ramji Dass. The contract date was December 9, 2024.

Prior sales and revenue

Prior to this transaction, PincusCo has no record that the buyer Ramji Dass had purchased any other properties and has no record it sold any properties over the past 24 months.
The seller Mark Shakarov had not purchased any other properties and had not sold any properties over the same time period. The 7,693-square-foot property generated revenue of $184,478 or $24 per square foot, according to the most recent income and expense figures.

The property

The residential elevator building with 8 residential units in Astoria has 7,693 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 25 feet and is 80 feet deep with a total lot size of 2,000 square feet. The zoning is C4-3 which allows for up to 3.4 times floor area ratio (FAR) for commercial and up to 2.43 times FAR for residential. The city-designated market value for the property in 2022 is $478,000.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $6,025 in OATH penalties in the last year.

Development

For the tax lot building, it received its initial certificate of occupancy on March 4, 2025. There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The block

On this tax block, PincusCo has identified the owners of four of the 15 commercial properties representing 19,400 square feet of the 88,305 square feet. The largest owner is Bessie Giannopulos, followed by Gerald Nihan and then Ramji Dass.
There are no active new building construction projects on this tax block.

The majority, or 41 percent of the 88,305 square feet of built space are mixed-use buildings, with walkup buildings next occupying 33 percent of the space.

The seller

The PincusCo database currently indicates that Mark Shakarov owned at least two commercial properties with 26 residential units in New York City with 21,758 square feet and a city-determined market value of $4.4 million. (Market value is typically about 50% of actual value.) Within the portfolio, all identified are elevator properties. They are all located in Manhattan.

The buyer

The PincusCo database currently indicates that Ramji Dass owned at least two commercial properties with 20 residential units in New York City with 12,720 square feet and a city-determined market value of $1.8 million. (Market value is typically about 50% of actual value.) The portfolio has $4 million in debt, borrowed from Amerasia Bank. Within the portfolio, the bulk, or 84 percent of the 12,720 square feet of built space are elevator properties, with industrial properties next occupying 16 percent of the space. They are all located in Queens.

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