Westchester County Business Journal 012119 by Westfair Business Journal

JANUARY 21, 2019 VOL. 55, No. 3

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Left photo: Rendering of a plaza and research building at North 60. Right photo: Rendering of the proposed North 60 entry plaza showing the hotel on the right.

INSIDE

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INVESTING IN WESTCHESTER

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MARKET OVERVIEW

Lease signed for $1.2B North 60 project in Valhalla

URGENT CARE CENTERS OPEN WITH GREATER URGENCY

BIOTECH, MEDICAL TECHNOLOGY, RETAIL PLANNED AS LATIMER, FARERI SIGN DOCUMENTS

pkatz@westfairinc.com

BY PETER KATZ pkatz@westfairinc.com

estchester County Executive George Latimer and developer John Fareri signed a 99-year lease on Jan. 10 for 60 acres of county land at the Grasslands Reservation in Valhalla where Fareri intends to develop a $1.2 billion biotech project known

informally as North 60. The signing for the Westchester Bioscience and Technology Center development took place in front of about 200 people attending the Westchester County Association (WCA) breakfast at the Marriott in Tarrytown. Immediately after he and Fareri signed the documents, Latimer walked over to the microphone and announced, “Just

to show we’re not kidding around, I want our County Attorney John Nonna to come up here, take these papers, notarize them and file them.” Nonna then left his table, walked forward and took the sets of lease documents from Latimer. In addition to the 60 acres of county-owned land, Fareri Associates will use the 20 acres of adjacent land it » NORTH 60

BY PETER KATZ IF WHAT HAS HAPPENED IN Massachusetts also is happening in Westchester and Fairfield counties, and there’s every indication it is, there can be no doubt that we’re experiencing a growing health care revolution. A report by the Massachusetts Health Policy Commission says that since 2010, the number of urgent care centers in that state has increased more than 700 percent, from only 18 at the beginning of the decade to 145 in 2018. The

Anthony Viceroy

Massachusetts report says that the trend has resulted in enormous cost savings, with the average cost of visiting an urgent care center coming in at $149 with a patient » URGENT CARE

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Rye YMCA seeks expansion to site of closed grocery store BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com

he Rye YMCA wants to expand to the former Mrs. Green’s store, a prominent location across from City Hall outside of Rye's main business district. But first, the nonprofit and its potential landlord must ask the city to lift what it says is a dated restriction on fitness facilities. The Rye City Council is reviewing a proposal from the building's landlord that would amend the city code to allow fitness facilities in certain downtown districts. The roughly 10,000-square-foot building at 1037 Boston Post Road has been vacant since Mrs. Green's closed in November 2016, part of a companywide downsizing for the grocer. Rye’s zoning allows for oneon-one fitness training facilities, but larger physical fitness facilities are not listed among the allowed commercial uses within city limits, according to an application filed by representatives of the property owner. The property is owned by 1037 Boston Post Road LLC, which lists an address in care of Bill Wolf Petroleum Corp., a Long Island company. Rye is surrounded by mega gyms, including LA Fitness in Port Chester and Life Time Athletic in Harrison. But within Rye, the YMCA is the only large fitness facility. While the Rye Y will need the zoning change for its plan to move forward, the landlord’s legal team is also making the case that the city's code is worth updating anyway. “My view is that in 1956 or so, when the present code was codified, I don’t think physical fitness was on the minds of Rye’s citizenry the way it is today,” the landlord’s attorney Jonathan Kraut told the city council at a meeting Jan. 9. “The popularity of the Rye Y, I think, demonstrates that.” Rye's neighboring municipalities, he said, permit physical fitness operators. "This rising focus on physical fitness for health and well-being is something that really can’t be ignored." The landlord’s proposed change would allow physical fitness facilities in two zones, the B-1 and B-2, which cover the city’s main business district. Kraut grouped his client's proposal with the increasing number of Westchester landlords repurposing office properties for new uses.

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1037 Boston Post Road in Rye has been empty since Mrs. Green’s closed in 2016. Photo by Ryan Deffenbaugh.

The only viable interest the site received was for uses not permitted in Rye’s code. As a land use attorney, that is an indication that what the space wants to be, or what the marketplace wants it to be, is not the way the property is zoned. — Jonathan Kraut

Since Mrs. Green's moved out, Kraut said the landlord has engaged two separate brokerages to find a new tenant. The only viable interest the site received was for uses not permitted in Rye's code. "As a land use attorney, that is an indication that what the space wants to be, or what the marketplace wants it to be, is not the way the property is zoned," he said. Constructed in 1951, the property includes 42 parking spaces. The building was originally a grocery store when it was built in the 1950s. It has lived separate lives since as a hardware store, a CVS and Lester's clothing store. When CVS left in the early 2000s, the building was left vacant for several years. The city owned the property from 2006 to 2013, at one point considering the site for a new police station. The city sold the property to 1037 Boston Post Road LLC for $5.6 million in 2013. The Rye YMCA isn't revealing details of the programming it will host at the new location at this point in the process, Executive Director Gregg Howells told the Business Journal. The Rye Y traces its roots in

the city to 1914, but it built the original gymnasium of its Locust Avenue current property in 1929. The center has expanded since, including a new fitness center in the early ’90s. In 2003, the Y completed a 25,000-square-foot expansion and renovation that added a six-lane pool, new fitness center and gymnasium. Kraut argued that the Rye Y represents something "near and dear" to the heart of Rye residents, and would benefit from the change in zoning. Just as Mrs. Green's was pressured by competition in the grocery industry, he said, the YMCA is being challenged by the growth in large fitness facilities. "Since the YMCA has expanded, you’ve had Life Time … open up ... Equinox take over a large facility in Armonk," Kraut said. "You have these competitive pockets. You've also had ... a lot of specialty fitness locations, whether SoulCycle or others like it, open. These are all competitive forces. The YMCA has a vision and is looking down range to try to maintain its position in Rye as being a wonderful place." The Rye City Council voted to send the proposal to the city Planning Board for review.

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Three arrested in New Rochelle accused in $3M stolen credit card ring BY BILL HELTZEL bheltzel@westfairinc.com

hree members of an alleged nationwide stolen credit card ring that has made $3 million in unauthorized purchases were arrested Jan. 8 in New Rochelle. The alleged leader, Hamilton Eromosele, was charged in federal court in White Plains with aggravated identity theft and conspiracy to commit bank fraud. Youssouf “Slim” Traore and Deja Monet Handsford were accused of conspiracy to commit bank fraud. They were arrested at an undisclosed apartment in New Rochelle and charged on the basis of warrants issued by U.S. District Court in Newark. Discover credit cards were found throughout the apartment, according to a U.S. Secret Service agent’s affidavit, and several more had been thrown out a window.

Hamilton Eromosele, according to a criminal complaint, is a leader of a stolen credit card network. He allegedly obtained credit cards on the “dark web” and from other sources.

In that case, police found 19 bogus Discover cards in an unoccupied hotel room and Eromosele in another room. A laptop computer in his room had dozens of files that listed hundreds of credit card accounts, according to the criminal complaint, including 700 stolen accounts. Handsford, also known as Mo Bandz, was arrested in Lyons, Georgia, in 2017, after an Uber driver reported suspicious activity to

police. The driver picked her up at a hotel and drove her to several stores, where she used several credit cards. Police confiscated the merchandise and four Discover cards in the trunk of the Uber car. Police verified that Discover had no accounts under Handsford’s name. Traore was arrested in Fayetteville, Arkansas, last year, when he tried to buy a $4,800 Rolex watch at a jewelry store.

The Discover card he used was listed in his name but was under an account number that had been stolen, according to the criminal complaint. The arrest records for the three defendants also mention trips to and incidents in Phoenix; Putnam County, Indiana; Omaha; Oklahoma City; Nebraska; Allentown, Pennsylvania; and Lehigh County, Pennsylvania.

THANK YOU Clarion Partners and Marcus Partners would like to thank the following tenants and brokers for their commitment toward continued success at Merritt 7.

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CAPITAL PARTNERS

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JOHN HANNIGAN, Choyce Peterson TOM PAJOLEK, CBRE JOE CABRERA, Colliers International Eromosele, also known as Emmanuel Eromosele and as Donald Sele, according to a criminal complaint, is a leader of a stolen credit card network. He allegedly obtained credit cards on the “dark web” and from other sources, recruited women on social media sites, arranged for them to travel to various cities, collected the goods they bought, sold the merchandise and paid the women a percentage of the profits. “To date,” the criminal complaint states, “the total amount of stolen credit card purchases confirmed as part of the conspiracy is approximately $3 million.” The defendants have had previous encounters with law enforcement. Eromosele was arrested in East Rutherford, New Jersey, in 2016, after police were alerted that women were being held against their will in a hotel room, according to the criminal complaint in the new case, and that a credit card scheme was underway.

MIKE GORDON, Colliers International STEVE BAKER, Cushman & Wakefield

GENSLER-DESIGNED CAPITAL IMPROVEMENT PROGRAM COMMENCING IN 2019

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203.325.5365

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JANUARY 21, 2019

Developers discuss why they are investing in Westchester BY RYAN DEFFENBAUGH rdeffenbaugh@westfairinc.com

ealth care facilities and apartment developments are booming, while old office properties are meeting the wrecking ball to become something new. Those were the three trends that dominated conversation and investment, in Westchester County's commercial real estate market last year. Each was also prominent during a panel conversation Jan. 10 at the Building Owners and Managers Association of Westchester's annual State of the Market lunch in White Plains. The panel featured big-name developers representative of those trends, including: Charles Epstein, vice president of development for Lennar Multifamily Communities; Guy Leibler, president of Simone Healthcare Development; and Peter Duncan, president and CEO of George Comfort & Sons. With questions from moderator Robert P. Weisz, RPW Group's president and CEO, each company leader explained what they see in Westchester.

SIMONE DEVELOPMENT: BUILDING FOR A RAPIDLY CHANGING HEALTH CARE INDUSTRY

As Leibler gave a rundown of the company’s projects in Westchester, the focus was clear. In 2015, Simone opened the first new Westchester Avenue office building in decades: a four-story, 85,000-square-foot medical office for Westmed. In 2017, the company wrapped up its full renovation of the Boyce Thompson Center, which brought an 85,000-squarefoot, mixed-use medical and retail complex to a formerly abandoned brick research institute in Yonkers. And in November, the company filed plans to convert a mostly unused office building at 104 Corporate Park Drive in Harrison to a four-level pedi-

JANUARY 21, 2019

atric ambulatory care facility, to be leased by Montefiore Medical Center. Weisz asked Leibler why Simone Development has focused its recent efforts in the medical sector. Leibler described the region as a health care capital for the world, with brands such as New York-Presbyterian, NYU Langone, Montefiore, Mount Sinai and Northwell. Also, health care has changed radically and therefore so has its real estate needs. “Everything that can be moved out of the hospital setting into a medical office building, a surgery center or some kind of specialty center, is happening,” Leibler said, crediting the trend to rising costs in the industry and changing technologies. The company also is considering risk when it focuses on health care, Leibler said. “We’ve seen what has happened to those of us who have been in the office building market in the last 25 years, and certainly what’s happening in the retail industry with displacement and disruption. We think health care is, although changing, something we are all going to need for the rest of our lives.” The company has another project coming as well. Leibler announced that Simone recently signed a contract for the Hitachi building at 50 Prospect Ave. in Tarrytown, which serves as the American headquarters for the Japanese global manufacturer. Leibler said his company believes the building is a “perfectly positioned property for medical.” That’s all Simone has said for now, and the Business Journal was unable to reach a Hitachi representative as of press time. An online listing for the building from Colliers International says the 51,030-square-foot, three-story office building "will be delivered vacant.”

LENNAR MULTIFAMILY: BETTING BIG ON WHITE PLAINS RENTERS

For Lennar Multifamily, the focus is also clear. The

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From left: Charles Epstein; Guy Leibler; and Peter Duncan. Photo by Ryan Deffenbaugh.

company is the apartment development arm of the national homebuilder Lennar Corp. In the next several years, the company could build more than 1,000 new apartments in White Plains between two developments. One project is nearing the start of construction in the city’s restaurant district: a 15-story tower with 434 apartments and ground-level retail on a 2.1-acre site with frontage on Mamaroneck Avenue, East Post Road and Mitchell Place. The residential towers the company planned to build over the Westchester Pavilion shopping center have been delayed, leaving a mall-sized hole in the city’s downtown. But the developer has come back with new plans it says are more feasible. The White Plains Common Council has opened review on that plan, which includes 814 residential units in two, 14-story towers. The plan would also add about 25,000 square feet of new retail space at street level. Epstein said the county, particularly White Plains, offers a “rent alternative” to those priced out of the New York City market. The city

has the proximity to transit attractive to renters, along with entertainment and retail options. Even beyond Lennar’s proposals, the city has attracted steady interest from apartment developers. “We think more supply coming to White Plains is going to benefit awareness for White Plains,” Epstein said. “We just want to make sure there is good product being built, as there is a great demand.” Noting that there are between 5,000 and 10,000 new apartment units in different phases of development in Westchester, Weisz asked if there are concerns of saturating the market. Epstein actually argued that Westchester is underserved by apartments.

GEORGE COMFORT & SONS: JUMPING ON THE CONVERSION TREND

The Manhattan-based George Comfort & Sons has been increasingly active in Westchester in recent years, but its strategies have varied by property. The company bought the former Good Counsel campus in White Plains in 2015, where it has proposed a plan that

would add apartments, assisted living and graduate student housing. The company also owns a roughly 215,000-square-foot office building at 900 King St. in Rye Brook, which it plans to tear down to build a 269-unit senior housing campus with age-restricted townhouses and apartments, as well as an assisted living facility. But the company isn’t only converting properties. Last year, George Comfort spent $55 million to purchase Reckson Executive Park in Rye Brook, a six-building office complex totaling 560,000 square feet. The office park joins The Centre at Purchase among the office assets the company currently hasn’t announced any plan to convert. “What we see in Westchester County is there is a change going on … with the transformation of many former office buildings, which were not really cutting it, into other uses,” Duncan said. “We are trying to take advantage of that with some of the things we are doing.” Since acquiring the Reckson Executive Park buildings, Duncan said his

company has leased about 60,000 square feet with new tenants, with about 25,000 square feet of renewals. “I wouldn’t say the office market is in any way defunct,” Duncan said. “I think it has changed dramatically and the good news is there has been a lot of property that’s been repurposed, which has helped tighten up the office market.” In repurposing that underutilized office space, Duncan said Westchester County is “way ahead” of Fairfield County, where George Comfort also has significant holdings. His company, he said, is involved with the “poster child of disaster” in Fairfield County, the vacant 700,000-squarefoot UBS office tower in Stamford. While he added that there are two “very large tenants circling a significant amount of space” in the building, he described a greater confidence in Westchester's market. “Where I was very excited about buying a suburban office park in Rye Brook, I’m not sure I would actually buy another suburban office park in Fairfield County at this point in time,” Duncan said.

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JANUARY 21, 2019

North 60—

owns for the project. Fareri told the Business Journal that he expects the project will complement the existing Westchester Medical Center and Maria Fareri Children’s Hospital. “It’s going to be a very walkable community, so it will actually decrease traffic for the medical center and for the tenants that go there,” he said. “This will be a great economic engine not only for Westchester, but for the entire region.” The next step, Fareri said, will be to go to the town of Mount Pleasant for approvals and to resolve environmental issues. Latimer gave credit to the administration of his predecessor county executive for getting the project started. “Let me credit Rob Astorino and let me credit Kevin Plunkett, who is in the room, now an executive with Simone (Development Cos.), former deputy county executive.” Fareri said that he hopes to have shovels in the ground in a year to 18 months. The development will be in phases, with the first phase comprising approximately 500,000 square feet. Completion of all phases could take 10 years and would result in up to 3 million square feet being developed. “If this project becomes everything we hope it can be, full square footage if that’s the case, even if it’s less than full square footage if that’s the case, we’re going to see tax revenue come from a host of different sources that will benefit the county,”

Urgent Care—

copay of $33, compared with a visit to a hospital emergency room costing just under $900 on average with a patient copay of $118. Urgent care centers offer patients a way to have medical problems diagnosed and treated without having to make an appointment for a future office visit with a physician or going to a hospital emergency room for a condition which may be serious, but is not acute. New York City has embarked on a program to open urgent care clinics within city hospitals. The first two opened in 2018 at the city’s hospital in Elmhurst, Queens, and Lincoln Hospital in the Bronx. A third is due to open in March at Jacobi Hospital, also in the Bronx. Israel Rocha, a vice president of NYC Health + Hospitals, said, “The urgent care centers will increase access to care, connect patients who don’t have a regular doctor to primary care, and help fill the gap between primary care and emergency services, while helping us achieve health care savings through a reduction in low acuity emergency department visits.” Urgent care centers have won acceptance in several Westchester and Fairfield communities and more will be on the way if the plans of operators such as the Westmed Medical Group come to fruition. Westmed has six urgent care centers which are open seven days a week and a seventh, billed as providing immediate care services. It is open Monday through Friday. “I would love to double (the number of centers) in the next few years,” Anthony

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Latimer said. He also predicted there will be a cluster effect, with this project attracting additional businesses in bioscience and technology. “Those people who built the Bronx River Parkway and built Playland and built the County Center, they did it knowing there was a better future ahead and that’s why we’re doing this today.” William Mooney Jr., president and CEO of the WCA, told reporters that he believes this is Westchester’s biggest project in the past 30 years. “This project will go a long way to solidifying our region’s brand as a hub of innovation in health care and life sciences,” Mooney said. It was estimated by the WCA that the project will create 4,000 construction jobs and 8,000 permanent jobs. In addition to laboratory and research space, medical offices, retail and a children’s living science center, there would be a 120-room hotel. The first phase totaling 500,000 square feet would include 220,000 square feet for biotech and medical technology use, 100,000 square feet of medical office space, 80,000 square feet of retail space and the hotel and conference facilities. Fareri is responsible for providing the infrastructure to serve the development, including streets, water and sewer lines, electric service and other utilities. Although information published by the WCA indicated rent the county would receive from a completed project could be $7 million, the county said the lease provides for it to initially receive $125,000 per

Viceroy, Westmed’s CEO, told the Business Journal. “We look at everything as part of our business strategy annually and adjust it accordingly throughout the year.” Westmed operates urgent care centers in Greenwich, New Rochelle, Rye, White Plains and two in Yonkers. The center offering immediate care services is in Stamford. Westmed is not alone in the marketplace. Just a sampling: MD Urgent Care operates in Mamaroneck and White Plains; CityMD, which has more than 100 locations nationwide, is in Yonkers and White Plains; American Family Care operates as AFC Urgent Care in various communities, including Fairfield, Bridgeport and three locations in Danbury; the Urgent Care Walk-In Center Fairfield is operated by St. Vincent’s Medical Center. The Urgent Care Association of America estimated there were more than 8,200 urgent care centers nationwide in 2018, up from 7,639 counted in June of 2017. And there could be a dramatic surge in the number of centers if CVS Health, which has about 10,000 stores around the country, decides to enter the urgent care field. Walgreens has been running test locations with MedExpress, owned by United Health Group. Viceroy said that the basic philosophy driving Westmed’s expansion into urgent care was a desire to offer the latest and most comprehensive services to patients. “For nonacute emergencies urgent care really offers you a lot more flexibility, more convenience, still top-quality care, but in a more-timely manner.” He said Westmed’s urgent care centers offer a

John Fareri, right, and Westchester County Executive George Latimer sign the North 60 lease at the Marriott on Jan. 10.

year in rent and then 6 percent of annual gross rental income from certain uses, 6 percent of annual gross income from the hotel, any assisted living facility and 6 percent for the other uses. Marsha Gordon, president and CEO of The Business Council of Westchester (BCW), issued a statement applauding the lease signing. She noted that the BCW has supported the project since it was initially proposed. Gordon suggested, “The site’s prime location near the Medical Center, New York Medical College and other institutions of higher education such as Westchester Community College, Pace University and others will foster innovative partnerships.”

The waiting room at Westmed’s urgent care center in New Rochelle.

full range of lab and imaging services on premises and urgent care physicians have access to all medical records on file for Westmed’s regular patients. “By having the whole patient’s history at their fingertips, they can really understand that history and make the proper diagnoses accurately the first time and get them the care that they need. Without the medical records, you really can’t make a full diagnosis because you don’t have a patient’s history.” Viceroy noted that not having a patient’s medical history on file can be a drawback at hospital emergency rooms and it takes time and effort to gather needed information. “We really don’t see ourselves as competitive to the hospital,” Viceroy said. “In many ways, we see the hospital as a natural partner.” Viceroy said urgent care personnel are skilled at quickly recognizing acute situations,

Michael Kaplowitz, a Democrat, was chairman of the Westchester County Board of Legislators in the spring of 2017 when former County Executive Astorino, a Republican, announced the North 60 project. Kaplowitz supported the project at that time. “In the four years I was chair, we got to participate in the due diligence process. We don’t often see a unanimous vote, but the entire legislature, previous and current, does support this,” Kaplowitz said when meeting with reporters after the WCA breakfast. Current Board of Legislators Chairman Benjamin Boykin pointed to the competition presented by other areas of the U.S. in attracting businesses. “Biotech centers are coming all over the nation, and we were absent. Now we will catch up and will move forward,” according to Boykin. Michael Welling, founder and co-chair of the Westchester Biotech Project, who will be helping promote the center to prospective tenants, told the Business Journal that he expects it will be an easy sell. “With the North 60 now moving forward and the lease being signed, this is going to move the needle beyond comprehension at the moment. I think the long-term economic impact just from this lease signing is going to be realized very quickly. We can now start recruiting companies here, even before the shovel is in the ground. I know companies who would come to Westchester purely on the plan to move into this complex when it’s completed,” Welling said.

such as heart attack or stroke. “If a patient really needs to go to the emergency room, we would call 911 and have the ambulance come and transport them to the hospital,” he said. “Every patient is treated as unique, so it’s not on a cookie-cutter basis. Overwhelmingly, the majority of visits are treated within our urgent care center.” At Westmed, urgent care patients who need additional services often can receive them the same day. “They could get their blood work done then and there. If they need a CAT scan, they can get that the same day. If there needs to be a referral to, say, a neurologist, urgent care personnel could get them an appointment for the same day. I think that kind of convenience, coupled with the care, is really the secret sauce of Westmed,” Viceroy said. He told the Business Journal that Westmed has grown 20 percent a year for the past 20 years. “We’re focused on ensuring that we’re taking a hard look at patients who are sick with chronic diseases. How do we better manage them? Older patients who have multiple illnesses: how do we treat them better? We take the best-in-class technology and we leverage that,” Viceroy said. Although he did not yet have final figures for 2018, Viceroy estimated that there were 100,000 patient visits to Westmed urgent care centers during the year. If the differential in urgent care versus emergency room costs reported by Massachusetts did not vary and was applicable to all of those Westmed visits, the cost savings to the health care system from those 100,000 patients not having to go to emergency rooms might come to $75,100,000.

CONTRIBUTING WRITER | By Norman G. Grill

Avoiding a costly business real estate mistake

he largest physical asset for many businesses is real estate, the buildings and land they sit on. Consider setting up separate ownership of the business and real estate to shield these assets from claims by creditors if the company ever files for bankruptcy (assuming the property isn’t pledged as loan collateral). And the property is better protected against claims that may arise if someone is injured on your premises and sues your business.

everyone can benefit: The child who buys the business doesn’t have to share control with the other siblings, yet they can still reap benefits as property owners.

sary tax and liability exposures. It may be best to consider the time-tested strategy of separating the legal title of your business from the building and the land it’s on.

A TIME-TESTED MOVE

Norm Grill, CPA (N.Grill@GRILL1.com) is managing partner of Grill & Partners, LLC (www.GRILL1.com), certified public

Businesses that own the building they’re in, plus the land it’s on, may have unneces-

accountants and advisors to closely held companies and high-net-worth individuals, with offices in Fairfield and Darien. He can be reached at 203-254-3880. This has been a brief discussion and is not intended as specific advice. Consider discussing your situation with a knowledgeable professional before taking action.

WHAT ABOUT THE TAX ANGLE?

There are also tax considerations. For C corporations, the costs of owning real estate are generally treated as ordinary expenses on the company’s income statement. But when the real estate is sold, any profit is subject to double taxation: first at the corporate level; and then at the owner’s individual level when a distribution is made. As a result, putting real estate in a C corporation can be a costly mistake. If the real estate were held instead by the business owner(s) or in a pass-through entity, such as a limited liability company or limited partnership, and then leased to the corporation, the profit upon a sale of the property would be taxed only once — at the individual level.

WHAT’S A WISE TAX STRATEGY?

The most straightforward and seemingly least expensive way for a business owner to maximize the tax benefits is to buy the property outright. But this could transfer liabilities related to the property directly to the owner, putting other assets — including the business — at risk. This would negate part of the rationale for organizing the business as a corporation in the first place. It’s generally best to hold real estate in its own limited liability entity. The LLC is most often the vehicle of choice for this, but limited partnerships can accomplish the same ends if there are multiple owners. No matter which structure is used, make sure all entities are adequately insured.

WHAT ABOUT FAMILY BUSINESSES?

Family businesses face many distinctive challenges. One is that several family members may participate in the ownership of the company. Under such circumstances, separating real estate ownership from the business creates more options to meet the needs of multiple owners. Let’s say that a family business is passing from one generation to the next. One child is very interested in owning and operating the business but doesn’t have the means to finance the purchase of both the business and its real estate. If the two are separated, it’s possible for one sibling to take over the business while other siblings hold the real estate. In this case,

Pictured left to right: Michael Goldrick (PCSB), Brian Zappi, Brandon Zappi, Malcolm Couzens (PCSB)

“PCSB Bank Helped Our Family Business Do Big Things.” “The business of building homes in this area is both time-sensitive and loan dependent, and that’s why PCSB Bank works for our company. They understand our industry, and also the timelines needed to satisfy deadlines, and our customers. We have used bigger banks in the past, but they just didn’t provide the products and personal attention we needed to grow and thrive in today’s housing market. PCSB Bank took the time to understand and know our business, and they will do the same for you.” - Brian & Brandon Zappi, Zappico Builders

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Judge dismisses Mount Kisco radium contamination lawsuit BY BILL HELTZEL bheltzel@westfairinc.com

nvironmental consultants who failed to detect that a Mount Kisco property had been used for a uranium refinery during the Manhattan Project will not have to compensate the bank that hired them to check the property for hazardous conditions. BankUnited of Miami Lakes, Florida, sued Merritt Environmental Consulting Corp. and Lender Consulting Services Inc. for professional malpractice, negligence and breach of contract. Last month, U.S. District Judge Cathy Seibel in White Plains granted the consultants’ motion to dismiss the lawsuit. The statute of limitations for these types of claims is three years, she ruled. The

bank had hired the consultants in 2013 and sued in 2017, four years later. The attorney for BankUnited, Joseph C. Savino, disagreed with the ruling in a letter to the judge. But in view of her opinion and the “continuing costs of litigating in this altered landscape,” he agreed to withdraw the claims. The property at 105 Kisco Ave. was part of the secret Manhattan Project to develop atomic weapons during World War II. In 1942, Canadian Radium and Uranium Corp. (Canrad) began refining uranium sludge into highly radioactive radium, polonium and actinium. Canrad stopped producing weaponized uranium after the war, but still produced commercial quality radioactive materials. Inspections by the state Department of

Labor found deplorable conditions, according to BankUnited’s complaint, and in 1957 the state prosecuted Canrad for exposing employees to excess radiation. Canrad failed to decontaminate the property in several attempts from 1958 to 1966. Then the Mount Kisco Urban Renewal Agency bought the property, with the goal of cleaning it up. But a contractor, according to court documents, released radioactive materials into the soil, further contaminating the site. From the late 1970s to 2013, county, state and federal agencies inspected the property and found many “hot spots.” In 2013, 105 Mt. Kisco Associates LLC asked BankUnited for a loan to refinance a mortgage on the property.

The bank hired Merritt Environmental of Hauppauge to assess the environmental risks of the property and Lender Consulting of Buffalo to review the report. The report concluded that the property had been used for a lumber mill, garage, paint shop, coal and wood sheds, auto sales and service and woodworking. It cited maps from 1916 to 1949 that depicted a 250-gallon gasoline tank under Kisco Avenue and a Standard Oil Co. oil tank on the property. Merritt and Lender had failed to discover that the site had been contaminated by radioactive materials for more than 70 years. Merritt, according to the bank’s lawsuit, had not even interviewed local and state government officials, as required by professional standards for environmen-

tal assessments. Relying on the consultants’ work, the bank said, it loaned nearly $3.3 million to the property owner. In 2015, state and federal agencies met with the owner and discussed contamination issues. Then a contractor for the Environmental Protection Agency surveyed the property and found high radioactive levels throughout the site. A consultant for the property owner estimated the cost of cleaning up the site at $4 million to $30 million. The owner defaulted on the loan, owing more than $3 million. A 2013 appraisal had valued the property at $4.3 million. A 2017 appraisal said it was “worth nothing.” BankUnited also sued three companies that had insured the environmental consultants. But the policies, according to court docu-

ments, had numerous exceptions. The insurers asked the court to dismiss the charges against them. Seibel postponed ruling on their motions and offered BankUnited a chance to bolster its case against the insurers. Savino, the bank’s attorney, argued in his letter to the judge that state law prohibits exclusionary language that defeats or nullifies the purpose of an insurance policy. Merritt and Lender had paid substantial premiums “for what appeared to be a robust pie of coverage,” he wrote, but “each exclusion in the policies removes a slice of the pie, leaving nothing but a plate of crumbs at the end.” But given the judge’s ruling on the consultants, he withdrew the bank’s claims against the insurance companies.

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JANUARY 21, 2019

ASK ANDI Realizing predictable gold from the marketing pipeline WE HAVE A LIST OF COMPANIES WE’VE CALLED ON, WHICH WE CALL OUR PROSPECT PIPELINE. IT HELPS US KEEP TRACK OF HOW THINGS ARE GOING IN MARKETING AND SALES, SORT OF. BUT I DON’T KNOW HOW TO PREDICT WHAT THOSE ACCOUNTS WE’RE REACHING OUT TO ARE GOING TO TURN INTO. SO I HAVE NO WAY TO TRANSLATE WHAT WE HAVE IN OUR PIPELINE INTO SPECIFIC NUMBERS FOR POTENTIAL REVENUE. IT WOULD HELP A LOT IF I KNEW HOW TO DO THAT. CAN YOU HELP? THOUGHTS OF THE DAY: Use the pipeline to track individual account progress through a series of stages that start with initial form of contact and potentially end with the account closed and implemented. Identify attributes of your best clients and use them to search for other great prospects to put into your pipeline. Track account progress through the pipeline, moving from one stage to the next. Use probabilities at every stage,

based on history, to determine the likely value of closes coming up. It’s great that you already have compiled a list of companies you’re calling on and that you’re keeping track of whether or not they turn into business. Now define the stages that all, or most, of your prospects go through on their way to becoming clients. The most common stages might include ways you approach them, being in

contact with decision-makers and influencers, determining what needs they have, offering a confirming proposal, negotiating terms and closing the deal. Build an avatar, a detailed description, based on profiling your best clients. Consider how your clients were before you started doing business with them: what they looked like, what they thought or said, how they behaved. Once it’s written down, use the avatar to identify more likely targets and to test targets as they progress through your pipeline. Think about where they shop, what they read, how they get their information. This will help you with the early stages of the pipeline, where you’re trying to get in touch with a big volume of potential likely prospects.

Once you have the pipeline set up, keep track of the dates when prospects move from one stage to the next. Use this data to calculate the minimum, average and maximum amount of time that prospects require to move forward. And calculate conversion ratios: how many prospects it takes in one stage to get one prospect to move to the next stage. Work backward from close to initial outreach. Calculate the quantity of prospects needed at each stage in order to get one sale. Track results for a period of time until you get your next 10 sales. How many proposals were written in that period? How many companies engaged with you in defining their needs? How many decision-makers and inf lu-

encers did you talk to, regardless of whether they opened up about needs? How many introductory calls, emails and letters did you use to get in touch with all of those folks you wanted to talk to? How many names on a list did you start with, regardless of whether all those names were valid or not? Set a probability for each stage of the pipeline and multiply the value of each prospect by that probability. As prospects progress through the pipeline, add together the probabilities for every completed stage. That’s your probable value of the prospect. Add up all the probable values and that’s what your pipeline is worth. Compare that probable value to your goals for sales for the upcoming months to deter-

mine if you have enough prospects in your pipeline or if you need more. BOOK RECOMMENDATION: “Beyond the Marketing Funnel: Playing Digital Mousetrap To 10X Your Business,” by Mick Olinick. Andi Gray is president of Strategy Leaders Inc., StrategyLeaders.com, a business-consulting firm that teaches companies how to double revenue and triple profits in repetitive growth cycles. Have a question for AskAndi? Wondering how Strategy Leaders can help your business thrive? Call or email for a free consultation and diagnostics: 877-238-3535, AskAndi@StrategyLeaders. com. Check out our library of business advice articles: AskAndi.com.

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CONTRIBUTING WRITER | By Kevin E. Staudt

To grieve or not to grieve: tax certiorari ﬁlings can be successful with the right approach

ach year as cities, towns and villages prepare to publish their tentative assessment rolls, commercial, industrial and multifamily property owners weigh whether or not to file tax grievances with their municipality’s board of assessment review. There is little reason for a property owner not to investigate grieving their taxes since the investment is low and the probability of returns is reasonably high. Reductions between 10 percent and 20 percent of a property owner’s assessment are fairly common. In certain extraordinary cases, far greater reductions may be warranted. However, given the complex factors, the multiple dates for filing and new laws which may affect property values and grievance procedures, I would give this advice to anyone who is considering filing: start early and get expert help. If you want to find out if your property is overassessed, it is worthwhile to contact an attorney to review your assessment information, financials, appraisals (if available) and the specific facts of your case. Using an experienced tax certiorari attorney is the best way to ensure that your application will be heard by the municipal board of assessment review and, if necessary, the state courts. The filing dates and procedural requirements surrounding tax assessment challenges are confusing and often strictly enforced. Because tax

A successful challenge to a property owner’s real estate tax assessment requires zealous advocacy, a knowledge of the local real estate market and the litigation experience necessary to avoid the procedural pitfalls that may affect a potentially lucrative tax proceeding.

certiorari attorneys normally work on a contingent basis, it is unlikely that an attorney will waste your time on a challenge unless there is a real chance of recovery. To make sure your case gets the attention it deserves, it is best not to wait until the eve of the filing deadline to contact an attorney. Unless there is a very clear-cut case of overassessment, grievances filed with the board of assessment review involving income-producing property are not

often successful at the local level. If the board of assessment review does not grant a reduction, then the property owner must file a petition with the State Supreme Court in Westchester County. This is another reason to consult an attorney at the outset whether you are a homeowner or owner of cooperative buildings, apartment buildings, condominiums, retail buildings, office buildings, industrial buildings, golf courses, recreational clubs or other types of commercial property. A successful challenge to a property owner’s real estate tax assessment requires zealous advocacy, a knowledge of the local real estate market and the litigation experience necessary to avoid the procedural pitfalls that may affect a potentially lucrative tax proceeding. It can take several years for some cases to make their way through the system and usually the outcomes are negotiated, which is why having a competent attorney is all the more important. Despite what may seem like a protracted struggle, grieving your taxes can be worthwhile, the costs are manageable and usually worth the time and trouble in the end. Kevin E. Staudt is the head of property tax litigation for McCullough, Goldberger & Staudt LLP in White Plains. He can be reached at Kstaudt@mgslawyers.com or by calling 914949-6400.

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AS WORK TRANSFORMS SO DO FAIRFIELD & WESTCHESTER. Companies today are hunting for vibrant, wired, amenity-rich spaces to attract and retain the best talent in the center of Fairfield and Westchester’s business marketplace. Where you do business not only showcases the investment in your operations and talent, but also embeds you in the fabric of their neighborhoods—where you live and work becomes a part of who you are. As innovative brands move to new spaces in unexpected places, they trust CBRE to guide them and pioneer this renaissance. We are proud to empower our clients to realize their potential in the new spaces they occupy— turning real estate into real advantage.

For more information, please contact:

Robert Caruso | Senior Managing Director +1 203 325 5365 robert.caruso@cbre.com

westfaironline.com wagmag.com

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JANUARY 21, 2019

THE LIST: Assisted and Independent Living Facilities

WESTCHESTER COUNTY WESTCHESTER COUNTY

INDEPENDENT AND ASSISTED LIVING FACILITIES

No. of units or apartments

Independent Assisted living living facility facility

Services

Financial information

The Osborn

Matthew G. Anderson, president and CEO 1908

382

✔

Opportunities for social activity, meal preparation, underground parking, weekly housekeeping and laundry services, outdoor ✔ putting green, on-site libraries and banks, computer center, beauty salon and barbershop

The Club at Briarcliff Manor

3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19

101 Theall Road, Rye 10580 925-8000 • theosborn.org

✔ ✔

✔

25 Scarborough Road, Briarcliff Manor 10510 200-1728 • seniorlifestyle.com/property/club-briarcliff-manor/

Matthew Phillips scheduled to open in summer 2019

325

✔

Independent living; supportive living, health and wellness services, including aquatics and ✔ fitness centers, salon and spa services

✔ ✔

✔

Five Star Premier Residences of Yonkers

Bruce J. Mackey Jr., president and CEO 2000

310

✔

Independent and assisted living, memory care, respite care and short-term stays, all-day ✔ dining, in-house doctor visits, in-house religious services,

537 Riverdale Ave., Yonkers 10705 423-2200 • fivestarseniorliving.com

✔

Kendal on Hudson

1010 Kendal Way, Sleepy Hollow 10591 866-358-5802 • kohud.kendal.org

James A. Antonucci, Jr. CEO and executive director 2007

256

✔

Independent living, assisted living, skilled nursing and rehabilitation services and memory support

✔

✔ ✔

Wartburg

1 Wartburg Place, Mount Vernon 10552 573-5569 • wartburg.org

David Gentner 1866

195

✔

Independent and assisted living, nursing home care, Alzheimer's and dementia care, palliative ✔ and hospice care and spiritual care

✔ ✔

Atria Woodlands

1017 Saw Mill River Road, Ardsley 10502 356-8428 • atriawoodlands.com

Margarida Velardo 2004

175

✔

Independent and assisted living, Alzheimer's and dementia support groups, worship space, fitness center and salon and barber shop, library, pet-friendly environment

✔

Atria Rye Brook

Margaret Minichini 2004

168

✔

Independent living, pet-friendly environment, fitness center and full-service salon and spa, scheduled transportation, library and shuttle service

1200 King St., Rye Brook 10573 356-8633 • atriaryebrook.com

✔

✔ ✔

The Bristal Assisted Living at White Plains 305 North St., White Plains 10605 984-5343 • thebristal.com/white-plains/

Laureen Kelley 2013

147

✔

Independent and assisted living and memory care, including Alzheimer's day care

✔

The Bristal Assisted Living at Armonk 90 Business Park Drive, Armonk 10504 930-6980 • thebristal.com/armonk

Samantha Krieger 2014

146

✔

Independent and assisted living and memory care, including Alzheimer's day care

✔

Soundview Apartments

(Part of the United Hebrew Comprehensive Campus of Care) 40 Willow Drive, New Rochelle 10805 632-2804 x 1240 • uhgc.org

Rita Mabli, president and CEO Joanne Russo-Lanza, vice president senior housing 135 jlanza@uhgc.org 1980

✔

Senior housing, which includes one-bedroom and studio apartments; recreation rooms; library and activity rooms; residents; laundry rooms; refund policy available

✔

Willow Towers Assisted Living (Part of the United Hebrew Comprehensive Campus of Care) 355 Pelham Road, New Rochelle 10805 636-6565 • willowtowers.com

✔

Assisted living residence, enriched assisted living residence and special-needs assisted living residence; amenities include a beauty salon and barber shop, an activities center and art study and a library

✔

Atria on the Hudson

321 N. Highland Ave., Ossining 10562 401-4430 • atriaonthehudson.com

Atria Briarcliff Manor

1025 Pleasantville Road, Briarcliff Manor 10510 401-4310 • atriabriarcliffmanor.com

The Ambassador of Scarsdale 9 Saxon Wood Road, White Plains 10605 428-3782 • theambassadorscarsdale.com

The Country House in Westchester 2000 Baldwin Road, Yorktown Heights 10598 962-3625 • meridiansenior.com

The Kensington Assisted Living Residence 100 Maple Ave., White Plains 10601 390-0080 • thekensingtonal.com

Yorktown Rehabilitation & Nursing Center

2300 Catherine St., Cortlandt Manor 10567 739-2244 • yorktownrnc.com

Willow Gardens Memory Care (Part of the United Hebrew Comprehensive Campus of Care) 60 Willow Drive, New Rochelle 10805 336-2338 • willowgardens.org

Meadow Lane Independent Living (Part of the United Hebrew Comprehensive Campus of Care) 60 Willow Drive, New Rochelle 10805 336-2339 • uhgc.org

Rita Mabli, president and CEO Nora O'Brien, executive director nobrien@willowgardens.org 2003

126

Kristen Armstrong 2005

122

✔

Adult home, enriched housing and assisted living, memory care, Alzheimer's ✔ and dementia support groups, full-service salon and spa and scheduled transportation

✔ ✔

Elizabeth Connors 1997

105

✔

Independent living, supportive living and memory care

✔

✔ ✔

Jean Dunphy, president 2015

✔

Assisted living

✔

Robert Sweet, co-CEO; and Timothy O'Brien, co-CEO coho.adm@meridiansenior.com 1976

✔

Assisted living facility; companion and private room accommodations; assistance with activities of daily living and medication management; wellness and personal care

✔

✔ ✔

✔

Celina Watson, executive director cwatson@kensingtonsl.com 2011

✔

Adult care home, assisted living residence, enhanced assisted living residence and specialneeds assisted living residence; specialized ✔ care for multiple sclerosis, amyotrophic lateral sclerosis, Parkinson's Disease and types of dementia

Ephraim Zagelbaum, CEO 2003

✔

Assisted living and memory support for clients with early-to-mid-stage Alzheimer’s or related disorders; transportation, social activities and ✔ weekly live entertainment

✔

Rita Mabli, president and CEO Nora O'Brien, executive director nobrien@willowgardens.org 2015

✔

Nonprofit assisted living residence dedicated exclusively to those with Alzheimer's and related dementias

✔

Independent living and home health care services; amenities include social activities, onsite library and recreation rooms and computer ✔ rooms

✔

Rita Mabil, president and CEO Joanne Russo-Lanza, vice president senior housing 32 jlanza@uhgc.org 2016

✔

This list is a sampling of independent and assisted living facilities located in the region. If you would like to include your facility in our next list, please contact Peter Katz at pkatz@westfairinc.com.

JANUARY 21, 2019

WCBJ

down payment required

Facility administrator Year facility established

private pay

Address

refund policy

Name Area code: 914, unless otherwise noted Website

long-term care insurance

Rank

Ranked by number of units or apartments.

✔

FOCUS ON

REAL ESTATE WESTCHESTER COUNTY BUSINESS JOURNAL

Westchester’s commercial real estate market transformation gaining momentum BY HOWARD E. GREENBERG

he Westchester County office market moved forward on two fronts during 2018. The first was a continuation of the positive absorption trend. The second was the continued demolition or repurposing of existing buildings. We ended 2018 with 160,000 square feet of positive absorption, even though the fourth quarter had more than 130,000 square feet of negative absorption (due primarily to 100,000 square

feet of space being returned to the market by Verizon shrinking at The Summit in Valhalla). This was the first time in nine quarters that the county had negative absorption. Down county there are fewer spaces available than there have been in years. These are good signs for the market. Suburban rental rates are moving up slightly. And we continue to take inventory off the market. In the last decade or so, our multitenant office market has shrunk from about 32 million square feet to about 27.6 million square feet through repurposings

and demolition of obsolete office buildings. If we cannot increase demand, decreasing supply will help to keep the market healthy. We are not done yet. Repurposings and demolitions look to continue in 2019. When you consider that our newest office product dates from the mid‘80s, it is clear that many buildings have reached the end of their useful life. Total leases signed (leasing velocity) reached 1.7 million square feet last year compared with 2.1 million square feet in 2017. The county’s availability rate ended the year at 21.6 per-

Howard E. Greenberg

cent, a half point above the third quarter’s 21.1 percent, but about a half point less than 2017’s final number. We had only one lease deal over 100,000 square feet (a renewal/expansion by Fuji at The Summit in Valhalla), and only five leases of more than 25,000 square feet for about 267,000 square feet. There were no deals between 50,000 and 100,000 square feet. A typical year has about 16 deals over 25,000 square feet, totaling about 800,000 square feet, according to Karolina Alexandre, research manager at Newmark Knight Frank.

WCBJ

Square footage in deals between 10,000 and 25,000 square feet increased by 40 percent over 2017 (40 deals totaling 600,000 square feet in 2018 compared with 27 deals totaling 430,000 square feet in 2017). Deals between 5,000 and 10,000 square feet totaled 352,000 square feet in 50 deals in 2018 against 300,000 square feet in 44 deals the previous year. The historically most popular small-deal category (below 5,000 square feet) featured 206 deals totaling 472,000 square feet in » REAL ESTATE JANUARY 21, 2019

FOCUS ON REAL ESTATE

A SELECTION OF OUR TOP SALES FOR 2018

COMMERCIAL GROUP

$4,050,000 2603 Route 52, East Fishkill Steven Salomone

$3,200,000 St. Ursula Parish Complex, Mt. Vernon Daniel Hickey

$2,600,000 22-28 N Main St., Port Chester Mike Rackenberg

$2,000,000 460 Pleasantville Rd., Pleasantville Klein Lanza | Sales Team

Former IBM campus in Somers.

$1,925,000 285 Saw Mill River Rd., Yonkers Klein Lanza | Sales Team

$1,900,000 125 N. Main St., Port Chester Mike Rackenberg

$1,550,000 191 & 201 King St., Chappaqua Klein Lanza | Sales Team

$1,475,000 2 Broadway, Pleasantville Richard Aponte

$1,392,500 782 Route 35, Cross River Richard Aponte

$1,320,000 478-482 Main St., Beacon Steven Salomone

800 WESTCHESTER AVENUE, RYE BROOK, NEW YORK 10573 914.798.4900 • HLCOMMERCIALGROUP.COM

JANUARY 21, 2019

WCBJ

Real Estate—

2018 compared to 2017’s 180 deals totaling 432,000 square feet. And these numbers were done in an environment where there is a dearth of quality space available in the market. Let’s not forget that the northern submarket continues to drag down the overall market. With the former IBM Somers campus (1.2 million square feet), the former Pepsi Bottling building (540,000 square feet) and the former MBIA headquarters (287,000 square feet), there is more than 2 million square feet sitting vacant in the north. I represent many tenant clients and I represent buildings with space to lease. I know from my own activity and talking to building leasing agents that they are all busy showing space. Many times there is more than one tenant negotiating on a particular space. In the brokerage community, there is a general optimism and a consensus that our office market is turning from a pure tenant’s market toward a landlord’s market. We are certainly not there yet, but it is a much more balanced market in which both tenants and landlords have similar bargaining power. Tenant expansions significantly outnumber tenant downsizings. Our inventory of office space continues to shrink. Between repurposings to other uses and demolition of functionally obsolete office buildings, our overall market has shrunk from about 32 million square feet to about 27.6 million square feet during the last decade or so. As I research available spaces for my tenant clients, I find there is a dearth of “quality spaces.” This would refer to spaces

that do not have sufficient window line for the size of the space, or spaces that are oddly configured, or that do not have a prominent entry, have poor views, among other issues. As buildings get re-leased, the most desirable spaces go first and the later tenants have less desirable choices. The flex and industrial markets are extremely tight with very little inventory, significant increases in rental rates and little if any chance of additional inventory being developed in Westchester. Alexandre has been my go-to source for market statistics for my articles for many years, including all the statistics quoted in this article. She has a spot-on theory about how changes in employment trends have had a major impact in our office market. “In the past, employees followed employers,” she said. “That meant that IBM could build its headquarters in Armonk and a large office campus in Somers and employees would flock to fill them. The same held true with the Reader’s Digest headquarters in Chappaqua, the former Pepsi Bottling building in Somers and many other corporate headquarters and offices. In today’s world, that rule has been turned upside down and employers are striving to locate their offices in places that employees want to work. This in large part explains why over 2 million square feet of empty office space is languishing in our northern submarket. If these spaces were magically leased or otherwise removed from the inventory, our current availability rate would plummet from 21.6 percent to 15.4 percent, which is a much more accurate reflection of the health of the Westchester office market.” Expansions have outnumbered downsiz-

FOCUS ON REAL ESTATE ings by about 4 to 1. We have seen some organic growth as well as some companies opening new offices or relocating to Westchester. Fourth-quarter leasing was approximately 500,000 square feet, up more than 17 percent from the fourth quarter of 2017 and up 16.5 percent from the third quarter of 2018. Notwithstanding the large amount of vacant space in the northern submarket, the lower portion of the county has seen a significant tightening over the last two years.

ban markets before they make a decision to renew their leases. It is interesting that some law firms or companies want to shed the expense of being in the CBD, along with the cost and complications of parking for both employees and clients. Other companies are migrating back to the CBD, as their employees want to be able to walk to restaurants, retail, bars and the Metro-North station. Two examples of the latter trend are Danone and Carl Zeiss, which is decamping from its own

building in Valhalla to a 25,000-square-foot space at One North Broadway. Some new blocks of space have become available. There is a full floor (about 30,000 square feet) at Recksonâ&#x20AC;&#x2122;s 360 Hamilton that has been on the short-term sublease market for years. Now ownership is advertising it as a direct space. Other spaces that are coming available in the CBD for various reasons are now being looked at as opportunities in what is a very tight market. This is evidence of a

healthy market as the owners are confident that they will re-lease these spaces at significantly higher prices than they were leased at before. As a significant amount of office space at City Square is being converted to residential, and leasing has been strong at White Plains Plaza and other CBD buildings, owners actually need some new inventory to accommodate the needs of existing tenants and to keep the leasing momentum going. Âť REAL ESTATE

HOPE IN THE NORTHERN SUBMARKET

In September there was a media report stating that a tenant had interest in leasing the entire 1.2 million-square-foot former IBM campus in Somers for a private STEM (science, technology, engineering and math) school. Not only was this for-profit tenant going to lease the entire campus, but construct additional buildings as well. The prospective tenant and its land-use consultants went before Somers officials and presented the plan, but there has been no further word since then about whether or not it will move forward. The owner of the former IBM campus (Mexican billionaire Carlos Slim, who is reportedly also a partner in the school) has removed the campus from the real estate listings of available space. If this project does go forward, it will reduce the overall Westchester office vacancy rate significantly.

The Builders Institute of Westchester Since its founding in 1946, the Builders Institute

continues its advocacy as the largest independent trade association serving the building and realty industry throughout the Hudson Valley Region.

RENTS ARE INCREASING IN THE WHITE PLAINS CBD

With a number of large leases during 2017 in the White Plains Central Business District (CBD), we are seeing a very significant disparity in occupancy costs between the CBD and suburban buildings. Lease deals in Class A buildings in the CBD are starting in the mid$30s per square foot, escalating over the lease term. Asking rental rates in the area near the Metro-North station in the CBD have gone up more than $3 per square foot in the last two years (almost 10 percent), while asking rents in the suburban submarkets are just beginning to float up a bit from mid-1980s levels. We are now seeing multiple buildings in the CBD asking $40 per square foot, and City Square space is listed at $43. This is major rent growth for Westchester and higher than I have ever seen. CBD parking rates are going up as well, adding about $3.50 per square foot to the occupancy cost. CBD rent plus parking and electric are now in the low to high $40s per square foot. Suburban buildings are still in the mid $20s per square foot, plus electric, with no parking cost. So they will be in the high $20s all in. We have never seen this amount of disparity between submarkets and it reaffirms the health of the White Plains CBD market. Some law firms, including Danziger & Markhoff and Gaines, Novick, Ponzini, Cossu & Venditti, moved to 1133 Westchester Ave. last year from downtown White Plains. Given this new cost dynamic, I believe that other CBD tenants will likely look seriously at the subur-

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FOCUS ON REAL ESTATE 15

Real Estate—

Serendipity Labs, a co-working tenant, announced that it is leasing approximately 25,000 square feet at 44 S. Broadway. While Westchester has a plethora of traditional shared-office tenants (Regus, Stark and Carr to name a few), this is the first significant co-working tenant to commit. Serendipity has more than 30 locations throughout the U.S. and has many more in the development pipeline. When this site opens, I believe it will quickly show whether this model (which includes full-time offices, part-time memberships, drop-in memberships and enterprise spaces that are essentially corporate office space that is managed by Serendipity) will have traction in Westchester. We don’t seem to be big enough for WeWork, Knotel and other New York City-centric co-working tenants to be interested in us.

THE EAST SIDE: NEW RESIDENTIAL, RETAIL AND MEDICAL

Normandy Partners bought 14 multitenant buildings (most of the former Schulman portfolio) in 2009. This was the bulk of the multitenant inventory on the I-287 East corridor. As of this writing, it owns seven of those buildings. Five buildings

104 Corporate Park Drive.

(totaling over 400,000 square feet of office space) have been demolished to make way for a new 125,000-square-foot Wegman’s supermarket and Toll Brothers’ new 420unit multifamily development, both of which are under construction. It was recently announced that Simone Development had purchased 104 Corporate Park Drive and already had a deal in place with Montefiore Hospital to lease the entire building for a pediatric care center. This shows that there is still demand for large medical facilities and building owners and large institutional tenants now need to be more creative to fill these requirements. There are very few large blocks of office space available on the 287 corridor and in the county in general south of Armonk. The office building at 3 Westchester Park Drive has seen its last tenant depart, and the new owner will demolish this 160,000-square-foot office building and construct two new highly amenitized rental apartment buildings. This site is still pursuing its approvals with the town of Harrison so it has not been taken off the availability rolls. Westchester’s largest law firm Wilson Elser vacated approximately 135,000 square feet at this building in 2012. As a result, the owner

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subsequently defaulted on its mortgage and the building went back to its lender. With this new project, Westchester Park Drive will have all of the live/work/ play elements. The new apartments, two existing office buildings and the 210,000-square-foot LifeTime Fitness are all within walking distance of each other. And neighboring Corporate Park Drive will contain a hotel, multifamily residential, office, medical and the new Wegman’s supermarket. About five years ago, the majority of the office buildings in these parks were mostly, if not completely, empty. With all of these obsolete office buildings being demolished, some might ask why no one is building new office buildings. Suburban office building rents are in the mid-$20s per square foot. If developers built a new building, at today’s land and construction costs, with all of the technology and features that tenants want, they might need to achieve rents in the high $30s or low $40s in order to make a profit. While down county demand is reasonably good today, I think there would be a relatively small subset of tenants who would choose to pay almost twice the rent per square foot to be in a new building. It would be a significant risk for a developer and our market has not yet reached the point that would make it a good bet.

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The Elmsford Distribution Center on Warehouse Lane in Greenburgh. Photo by Ryan Deffenbaugh.

MACK-CALI EXITS WHITE PLAINS (AND SOON THE COUNTY)

With the sale of the 571,000-square-foot Westchester Financial Center, and 1 and 3 Barker Ave., Mack-Cali is officially out of the office market in the White Plains CBD for the first time since the 1980s. Mack-Cali has cleared its One Water Street building of tenants and its Roseland subsidiary intends to demolish the building and build multifamily residential in this valuable TOD (Transit Oriented Development) site right at the Metro-North station. This is a significant change in the market where Mack-Cali has been a major owner of office buildings since it purchased the Westchester-based Robert Martin Company inventory in 1997. Mack-Cali’s significantly reduced Westchester portfolio is primarily flex and warehouse space. On an earnings call, MackCali’s CEO announced that there is a sale transaction pending for all of the remaining flex parks (Yonkers, Elmsford and Hawthorne) that should close in the first half of 2019. As these large flex parks (with no debt and high rents) have been a cash » REAL ESTATE

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FOCUS ON REAL ESTATE

Clockwise from top left: 560 White Plains Road; Rendering of the proposed retail space at City Square. View is from the corner of Main Street and Lexington Avenue; and 580 White Plains Road. 17

Real Estate—

cow for the REIT, no one in the brokerage community is sure why they are so eager to sell them.

GINSBURG IS FURTHER REDUCING OFFICE INVENTORY IN THE CBD

Ginsburg Development is now the sole owner of the Westchester Financial Center. Very quickly after Martin Ginsburg bought the complex in partnership with the Robert Martin Company, RMC exited the deal. The three-building complex has been rebranded as City Square. Ginsburg’s plans include making major improvements to 50 Main St. and to the Main Street streetscape with new retail and restaurants. It will also relocate some office tenants from the Martine Avenue building to the Main Street building and turn most of the Martine building into residential. This takes more office space off the inven-

JANUARY 21, 2019

tory in the already tight CBD submarket. He has presented his plans to the City of White Plains and is awaiting approval. The new ground-floor retail space will improve what is now a dull 1980s view as most automobile commuters enter the downtown area on Main Street.

$92 MILLION IN IMPROVEMENTS TO THE WHITE PLAINS TRAIN STATION

The MTA has been hard at work on the renovation at the White Plains station. The agency has repainted the rusting overpasses on Main Street and Hamilton Avenue and is continuing with its $92 million renovation to the third-busiest station in its system after Grand Central and Stamford. While the MTA is moving forward, it is not clear what is happening with expressions of interest from developers for the land the city of White Plains owns

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adjacent to the Metro-North station. It has been a long time since the city issued RFIs (Requests for Interest) to developers in an effort to ascertain their level of interest in this large project.

A BIG TURNAROUND ON THE WEST SIDE

Just about six months ago, it was almost impossible to do an office deal on the 119 corridor in Elmsford and Tarrytown. The former Keystone portfolio (consisting of Taxter Corporate Park in Elmsford and Talleyrand Office Park in Tarrytown) was in receivership and had no capital available to finance any renewals or new leases. Now the Tarrytown properties have been taken over by their lender who is operating them and beginning to do renewals and new deals. Local developer/ owner GHP has taken over operating control of the Taxter Road buildings and is already negotiating a large medical deal at that com-

plex. It looks like there was significant pent-up demand in the western submarket that moved into action mode as soon as the new owners were announced. The buildings at 560 and 580 White Plains Road have been sold by RXR to a new Australian ownership entity. The new owners will recapitalize the buildings and perform major upgrades to the common areas, parking areas and landscaping. Across the street, the 555 White Plains Road building is now officially off the office inventory (another 135,000 square feet) as new owner Robert Martin Company has indicated that it will demolish the building after sole tenant Tappan Zee Constructors leaves and will replace it with other uses on that site, such as a fitness center and a self-storage facility.

BIG SALES ACTIVITY IN THE OFFICE MARKET

Reckson/S.L. Green is another publicly traded REIT that has significantly reduced

its Westchester portfolio. It sold the 115 and 117 Stevens Ave. buildings in Valhalla to GHP, and its six-building, 540,000-square-foot Reckson Executive Park in Rye Brook to George Comfort & Sons. Last year, GHP purchased 660 White Plains Road in Tarrytown from RXR. And over the past two years, Reckson/S.L. Green sold 520 White Plains Road in Tarrytown and 140/150 Grand St. in White Plains. 570 Taxter Road in Elmsford was sold by Keystone Property Group to a private partnership. Recently, RPW Group purchased 925 and 1025 Westchester Ave. from Normandy Partners. All of these buildings are seeing strong leasing activity and look like they will be fully leased very shortly. The key takeaway is that all of these building sales are at prices that are substantially below replacement cost. This gives a new owner the ability to invest capital in generally

long-overdue upgrades and improvements and still be able to profit on its re-leasing of the properties at current market rents. Part of the reason that these buildings are selling so cheaply is that their owners failed to make adequate investments in them, and their leasing (and income) suffered. As soon as these buildings changed hands and were recapitalized they began leasing space again.

WHITE PLAINS: THE MULTIFAMILY PIPELINE IS FULL

Early in 2018 developer Lennar told White Plains city officials that its large mixed-use project on East Post Road was on hold. The country’s largest residential developer bought the fully approved site from retail REIT Urstadt Biddle. The approvals included two large towers containing 707 apartments, and about 77,000 square » REAL ESTATE

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FOCUS ON REAL ESTATE 18

Top: Rendering of the Lennar development on Mamaroneck Avenue in White Plains. Bottom: Walmart building in White Plains.

JANUARY 21, 2019

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Real Estateâ&#x20AC;&#x201D;

feet of retail space and about 94,000 square feet of office space. At that time Lennar indicated that it would be back to the city next year for a new site plan approval. The site, which was a former mall known as the Westchester Pavilion, has been completely demolished, so the large hole in the ground will be there for a while. But Lennar accelerated its schedule and filed new plans with White Plains during the summer. The new proposal removed the office component and significantly reduced the retail component. In their place will be additional residential units. There will be two separate buildings rather than one large one. This will be more attractive to lenders with a lower-risk profile. And the two-phase concept will allow the developer to adjust the construction start of the second phase (or not build it) if market conditions change. Lennar has also begun demolition of the site bordered by East Post Road/Mamaroneck Avenue and Mitchell Place for its 434-unit mixed-use (residential over street-level retail) project. Across the street, the conversion of the former Esplanade senior citizens residence to multifamily rental apartments has stalled and the property is on the market. The White Plains Mall project, named Hamilton Green, has been approved and this dilapidated structure in the middle of the CBD will be demolished as soon as it is cleared of tenants. Rose Associates from New York City has taken over the project for 440 Hamilton Ave., and is revising and expanding its plans for the site. While the former owner intended to convert the former AT&T office building to multifamily and leave the large surface parking lot behind it in place, Rose has proposed building townhouses and

a parking structure on the existing parking lot, which will result in approximately twice the number of housing units contemplated by the previous developer. The White Plains Common Council also approved The Collection, a project consisting of 25,000 square feet of retail and restaurant space and 276 apartments on Westchester Avenue, across from The Westchester mall. The functionally obsolete White Plains YMCA building on Mamaroneck Avenue near Maple Avenue is up for sale, which will ultimately be another development site.

RETAIL AND RESTAURANTS

A very large change in the retail landscape came when Walmart suddenly closed its White Plains store in August, with about two years left on its lease. While the landlord has some time to figure out the next step (reportedly Burlington Coat Factory, the only other tenant in the former Walmart building, will be moving across the street to City Center), it offers a lot of opportunities. Owner Ivy Realty is a savvy real estate player and has been very successful in its lease-up of the White Plains Plaza office complex, in great part due to a quality renovation of the parking structure and public areas. Whether the former Walmart building will continue as retail, be adapted to another use, or torn down for residential, it will be an improvement to a key site in the Central Business District. At 235 Main St., the Chase Bank branch has closed. This second-floor space features huge windows, high ceilings and beautiful stonework. A Brazilian steak house chain has leased 13,000 square feet and is converting this classic space to a restaurant. It will have a ground-f loor kitchen on Church Street, the restaurant on the second floor and mechanical space above the restaurant. The

corner of Main Street and Mamaroneck Avenue now features a host of restaurants, from Serafina and Mediterraneo to BLT Steak and Mortonâ&#x20AC;&#x2122;s Steakhouse, as well as this new entry to the market.

HIGH-END CONDOS

National Realty and Development has reportedly sold out its first phase of waterfront condominiums on the site of the former Beckwith Pointe Beach Club in New Rochelle, which are in the beginning stages of construction. Alfred Weissman has just broken ground on his St. Regis Condominiums on the grounds of a former office building in Rye. Construction continues on King Street at the former Reckson Executive Park (now owned by George Comfort & Sons) on high-end duplexes and free-standing homes. With many empty nesters selling multimillion dollar homes in Westchester, we need more upscale empty-nester product to keep these people in the county.

MULTIFAMILY IS HOT THROUGHOUT WESTCHESTER

The big acronym for multifamily residential development is TOD (transit oriented development). This refers to apartments that are within walking distance of a Metro-North station, and these are the most popular and most valuable locations in all markets today. Yonkers has a number of large projects under construction. The combination of the Hudson River and easy access to MetroNorth has attracted many developers to this area. Many people are already living there and I anticipate that the new inventory will lease up as well. AMS Acquisitions recently purchased the office building at 86 Main St. (directly at the Metro-North station) and it is undergoing a significant restoration, including changing the window configuration to get better views of the river. In addi-

FOCUS ON REAL ESTATE tion, this group has purchased the Chicken Island site adjacent to City Hall, where it plans a large mixeduse development, including a luxury hotel. They have also purchased Teutonia Hall, a site on which they will build a 24-story, 361unit residential project. This site has remained vacant for a number of years after a previous developer remediated contamination on the site but did not proceed with construction. New Rochelle is also seeing buildings come out of the ground. RXR’s 28-story 587 Main St. has topped out and the curtain walls are going up. The same developer has two more 28-story residential buildings in the approval pipeline for the site of the now-demolished ChurchDivision parking structure. These buildings will have Long Island Sound views from their upper floors as well as a walk to the MetroNorth station. Soon, commuters will be able to get to either Grand Central or Penn Station from New Rochelle, and the city also has the advantage of Acela and Amtrak services. A number of large multifamily projects have already been approved and a number of smaller projects have been completed or are under construction. The city’s new, simplified approval process has attracted a number of developers to the Queen City on the Sound. Port Chester has hired a consulting firm to help its planning efforts for its downtown area. The biggest question mark in the village is who will take over the former United Hospital site now that Starwood Capital has decided not to move forward on it. This is a very large site in a key location. There are also many smaller multifamily developments under construction or in the approval pipeline in areas, including Harrison, Pleasantville, Peekskill and others.

THE TRUTH ABOUT ALL THE MULTIFAMILY DEVELOPMENT

There are people (both in and out of the real estate industry) who are questioning whether the market can absorb the thousands of apartment units that are planned. The median age of the apartment stock in Westchester is over 50 years. That means many of the existing units are functionally obsolete. Current apartment vacancy is less than 5 percent. These two facts alone would speak to the necessity for new inventory. Not to mention that virtually all of these projects are being built with very attractive amenity packages, including pools, common rooms, roof decks and business centers, which are very attractive to renters of all ages. These thousands of units are at various stages in the approval/development pipeline. It can take years from the announcement of a new development for it to be approved in Westchester. Once it is approved, the construction documents need to be completed, a contractor hired and bids received and accepted from all the subcontractors. The timeline to construct a large project can range from 18 months to multiple years. These units will actually go into the leasing phase over a relatively long period of time. So far, completed projects have leased very well. Yonkers, New Rochelle and White Plains have the biggest pipelines, but many of these projects will not begin leasing for five years or more.

INDUSTRIAL KEEPS GETTING TIGHTER

The industrial and flex (office/warehouse) market keeps getting tighter and higher priced. Westchester is seeing an influx of industrial tenants that are being pushed out of areas, including Queens and the Bronx either by lack of inventory or high rental rates and sale

prices, putting additional pressure on our market. Space that used to rent for $8 to $10 per square foot is now routinely asking (and getting) $15 to $18. Larger buildings with higher ceilings and good loading are commanding rents that approach suburban office rents. Never in my 30-plus years in the market have I seen this type of rent growth. The fact that there are literally no space alternatives for many tenants is part of what is keeping the rates high. Old buildings (particularly in Yonkers and Mount Vernon) are being demolished to make way for highrise multifamily developments and there is no way to replace them. I am confident that the escalation in pricing for this product type will only continue to increase, with the current availability rate at 4.8 percent. The Mack-Cali f lex parks will be sold for a hefty price, based on in-place income and upside potential of expiring leases. The sale of Mack-Cali’s Warehouse Lane industrial park has closed and the buyer is a private equity investor named Realterm Logistics, which owns over 35 million square feet of industrial space in the U.S. and India in 300 properties. It paid $182 per square foot for this pure industrial property. This is far more than almost any office building sale (including the sale of the Westchester Financial Center in White Plains across from the Metro-North station at $146 per square foot) that has taken place over the last few years. It may not be pretty, but Warehouse Lane will be a money maker for years to come for its new owner. Mack-Cali said the proceeds from the sale would be used for “the transformation of its office properties in Jersey City and developing its multifamily platform on the (New Jersey) waterfront.” It certainly felt like a real estate deal to our » REAL ESTATE

Rendering of 587 Main St. in New Rochelle.

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FOCUS ON REAL ESTATE Real Estate—

market, but what drove this transaction was the seller’s corporate priorities in another market.

BIG NEWS IN BIOTECH

There is very little laboratory space available in Westchester for pharma and biotech companies. Regeneron has taken every square foot at its Landmark at Eastview facility and bought the entire 1 million-plus-square-foot campus from its former owner BioMed Realty Trust. This has shut out existing tenants (some of whom have had to vacate their space) and has taken one of the few purpose-built laboratory facilities completely off the market. Regeneron has also bought a 100-acre adjacent land parcel and had it zoned to accommodate its antic-

ipated growth. But we are pretty much a “one-company town” in biotech, as Regeneron’s explosive growth has caused other companies with laboratory space requirements to relocate to Rockland County or New Jersey, and basically monopolized almost all of the laboratory space that we have. Laboratory space is very expensive to build and it is unlikely that we will see developers come into our market to build it without tenants in place. So our hope lies in the North 60 project. Biotech is a great industry in a high-cost county such as ours. It will attract big companies with big space requirements and large, highly compensated workforces. The Business Journal reported on Jan. 10 that County Executive George Latimer and developer John

Reckson Executive Park.

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FOCUS ON REAL ESTATE Fareri signed a 99-year lease for 60 acres of county land at the Grasslands Reservation in Valhalla where Fareri intends to develop a $1.2 billion biotech project. In addition to the 60 acres of county-owned land, Fareri Associates will use the 20 acres of adjacent land it owns for the project. The county expects to receive about $7 million in rent each year. Fareri told the Business Journal that he expects the project will complement the Westchester Medical Center and Maria Fareri Children’s Hospital. Fareri said he hopes to obtain local approvals, including environmental study requirements in about 18 months and have shovels in the ground shortly thereafter. The development will be in phases, with the first phase comprising approximately 500,000

square feet. Completion of all phases could take 10 years and would result in up to 3 million square feet being developed. It is estimated the project will create 4,000 construction jobs and 8,000 permanent jobs. In addition to laboratory and research space, medical offices and a children’s living center, there would be a 100-room hotel.

SUMMARY

The northern submarket (7.3 million square feet) continues to be about 36 percent vacant, with little chance to change that unless the STEM school leases the entire IBM Somers campus. Normal market tenants will not take us out of this problem. This is another example of IBM having a significant negative effect on the office market, as it has since it began giving back many millions of

square feet of leased space in White Plains, Tarrytown, Harrison and many other down county locations some 30 years ago. IBM, rather than new construction, has been the source of millions of square feet of inventory in our market and a very large contributor to our consistently high vacancy rates. Of our 27.6 millionsquare-foot market, about 11 million square feet (consisting of the northern submarket and the 3.7-millionsquare-foot western submarket) was functionally or geographically “off the market” for most or all of the year. Thirty years ago, most of Westchester’s office space was developed and owned by local families. It was the Schulmans, the Halperns, the Bergers and Weinbergs and the Cappellis whose interests were solely Westchestercentric. Their family fortunes were tied to those of the

county and they were solely focused on the county. Today it is public REITs (Mack-Cali, S.L. Green and Empire State Realty Trust, for example) and large real estate partnerships, such as Normandy Partners, that control the vast majority of our office buildings. Their businesses span much larger geographic footprints and their decisions about acquisitions and dispositions are driven by many factors that have nothing to do with Westchester. S.L. Green is the largest office building owner in New York City. MackCali has the majority of its office portfolio in New Jersey and owns buildings in New York, Connecticut and Pennsylvania. It has diversified in a big way into the multifamily market, building rental apartments in New York, New Jersey, Massachusetts, Virginia

and Washington, D.C. Local player GHP has taken advantage of dispositions and the financial distress of some office buildings in recent years, significantly increasing the quantity and quality of its portfolio. Robert Weisz’s RPW Group and Mark Ellman’s Celestial Capital are two more of the few private owners of Class A properties today. RXR sold off its office portfolio in Tarrytown, but is a big player in multifamily residential in New Rochelle and Yonkers. The nation’s largest developer, Lennar, is in the process of developing over 1,100 residential units in White Plains. And the newest entrant to our market is a large private equity investor (Realterm Logistics) that spent more money per square foot to buy old warehouse space than we sell most Class A office buildings for.

We are looking at a very different market today than in the past and we have to look at it through a different lens. Most of our office market is in a very healthy state. Our multifamily market is booming with our cities and towns receiving the benefit of major investments by large developers that will bring new residents and new tax revenues. Our f lex and industrial market is red hot. The redevelopment of Westchester is well under way and gaining momentum. Howard E. Greenberg is president of Howard Properties Ltd. in White Plains. He has been active as a commercial real estate broker in Westchester, throughout the U.S. and in Europe for more than 30 years. He can be reached at 914-997-0300 or howard@howprop.com.

BEWARE Outside companies are soliciting BUSINESS JOURNAL readers for plaques and other reproductions of newspaper content without our consent. If you or your firm is interested in framing an article or award from our newspaper or obtaining a reprint of a particular story Please contact

Marcia Rudy of Westfair Communications directly at (914) 694-3600 x3021.

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JANUARY 21, 2019

Good Things LIONS CLUB CONDUCTS SCHOOL VISION SCREENINGS

Jayne A. Lieb “Snowy Beacon From Above” by Pierce Johnston.

LIEB JOINS NY-P IN CORTLANDT MANOR

“Sunset Beauty” by Michelle Precour.

Jayne A. Lieb, a general and bariatric surgeon, has joined the NewYork-Presbyterian Medical Group Hudson Valley in Cortlandt Manor. She is board-certified in general surgery and surgical critical care. Lieb completed her medical degree at Universidad Autonoma de Guadalajara in Mexico and the Fifth Pathway Program at St. Vincent’s Medical Center at New York Medical College. She held residency and fellowship positions at Lincoln Hospital and Mental Health Center, Montefiore Hospital, and Cleveland Clinic in Florida. She had been affiliated with Jacobi Hospital in the Bronx as an attending physician specializing in minimally invasive and bariatric surgery. During this time, she held various academic appointments at Albert Einstein College of Medicine. Lieb will see patients at both NewYork-Presbyterian Hudson Valley Hospital and at the medical group’s 1978 Crompond Road location in Cortlandt Manor.

From left: Lions members Meg Kaufer and Diane Oldham, Madeline Lukas, Lions Peggy Rao and Lynn Reichgott.

Eye health and support for the blind are the signature programs of the Lions Clubs International, and the local Larchmont Mamaroneck Lions have been doing their part to promote the causes. They conducted the first of four scheduled vision screenings at the Mamaroneck Avenue School on Jan. 11. A total of 89 students in grades kindergarten through 5 were screened. Participation was voluntary, with families

“Eagle Mother and Child” by Patti Sonnenschein.

EMERGING PHOTOGRAPHERS AT RIVERWINDS An exhibition of works titled “Three Emerging Photographers” by three young photographers is underway at the RiverWinds Gallery, 182 Main St., in Beacon through Feb. 4. The photographers are Pierce Johnston, Michelle Precour and Patti Sonnenschein. Johnston is a 24-year-old from Beacon. “While in high school, I was lucky enough to take flying lessons across the river at Stewart Airport. I fell in love with viewing the world from the above. Eventually, I got a Nikon DSLR for Christmas and ever since I’ve been out shooting almost every day,” he said. Precouris is a 30-year-old business professional who lives in Burlington City, New Jersey. Sonnenschein spent 40 years as a teacher and school administrator before becoming a photographer. More at riverwindsgallery.com or call 845-838-2880.

JANUARY 21, 2019

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completing a consent form to allow the free screening The tests were done with a special diagnostic camera, which quickly detects up to six abnormal conditions. If an issue is found, a report is submitted to the school and to the parents for professional follow up. Undetected vision problems are a common cause of learning limitations. These free tests are part of Lions SEE (Screening Eyes Early), an official

project of the Lions Clubs of New York State and Bermuda, in partnership with the KidSight program, the Lions national initiative. The Mamaroneck School screening was a school-year pilot program, initiated with support from the STEM Alliance of Larchmont-Mamaroneck in coordination with the school nurse, Madeline Lukas and is a partnership with the Mamaroneck School District.

SEEN ANY BIKES LATELY? If you happened to see 28 bicycles filling the walkway in front of the Community Center of Northern Westchester (CCNW) in Katonah a few weeks ago, there was a good reason for them being there. The owners of Bicycle World in Mount Kisco refurbished the bikes and donated them to the center for distribution to its clients. In all, 11 adults and 17 children each received a bike to use for recreation, serious transportation or both. One 17-year-old recipient from Ossining planned to use the bike to commute to and from his after-school job. Bicycle World owners Ilene and Eric Marcos have been providing bikes to the CCNW and the Boys and Girls Club of Northern Westchester. In addition to selling new bikes and providing repairs and maintenance, they welcome donations of used bikes, which they can fix up and give to the nonprofits.

Stewart D. Petrovits

PETROVITS IS ON HVEDC BOARD

Eric Marcos with some of the bikes. Photo by Gil Vacknin.

The Hudson Valley Economic Development Corp. (HVEDC) has announced the appointment of Stewart D. Petrovits to its board of directors. He’s a resident of LaGrange and president of Blacktop Maintenance Corp., president of Recycling Crushing Technology Inc. and secretary/treasurer of Route 82 Sand & Gravel Inc. HVEDC is an economic development agency for the seven-county region of Westchester, Putnam, Dutchess, Rockland, Orange, Ulster and Sullivan counties Petrovits also is on the board of the Dutchess County Regional Chamber of Commerce and is president of the LaGrange Rural Cemetery.

PCSB FOUNDATION DONATES TO GREYSTONE

Mary DiPalma

DIPALMA PROMOTED AT ULSTER SAVINGS BANK Ulster Savings Bank (USB) has announced the promotion of Mary DiPalma to first vice president of human resources. USB is based in Kingston and, in addition to locations in Ulster, has a presence in Westchester, Dutchess and Orange counties. Bill Calderara, USB’s president and CEO, praised DiPalma for continuing “…to enhance our HR area by improving the review process and making sure our benefits’ oﬀerings are competitive yet cost eﬀective.” DiPalma holds a law degree from Pace University School of Law and a bachelor’s degree from Vassar College. She has been with USB since 2012.

From left: Peter Sestito, director of communications for Greystone Programs; Tracilyn Vaticano, Greystone’s assistant executive director for programs; Judy DiMattia, a branch manager for PCSB; and Skip Pryce, CEO of Greystone.

The Putnam County Savings Bank’s foundation has made a donation of $2,500 to Greystone Programs, a nonprofit located in Hopewell Junction. PCSB has branches in Westchester, Putnam, Dutchess and Rockland counties. The funds will

be used to support Greystone’s Turning Over Stones Employment and Resource Center. Greystone Programs provides services and life-enriching opportunities to more than 600 children, adults

and families with autism and other developmental disabilities in the MidHudson Valley. Greystone’s staff includes more than 400 professional employees, operating 14 homes for adolescents and adults.

RIDGEWOOD BANKS ON HARRISON EDWARDS Jane Kasparian

PACE FIELD HOCKEY PLAYERS RECOGNIZED Three seniors on the Pace University field hockey team have been named Longstreth/ National Field Hockey Coaches Association (NFHCA) Division II All-Americans. Longstreth is a sporting goods retailer. One of the seniors, Jane Kasparian, is from Mahopac. The other two are Paige Predmore of Harrisburg, Pennsylvania, and Halley Rose of Dauphin, Pennsylvania. A total of 32 student-athletes were recognized by the NFHCA for the All-American teams. The selections are divided into first and second teams. West Chester University in Pennsylvania had the most award winners with five All-Americans. East Stroudsburg University, Merrimack College, Millersville University, Pace University and Shippensburg University were tied for the second-most All-Americans, with three players each. Kasparian plays midfield for the Pace team and started all 21 games during the season, logging 1,216 minutes of action in 2018.

From left: Julie Perezaj, marketing, RSB; Carolyn Mandelker, CEO, Harrison Edwards; Leonard Stekol, chairman, CEO and president of RSB; Bob Knight, COO, Harrison Edwards; and Matt Schettino, vice president and director of marketing for RSB.

Ridgewood Savings Bank (RSB), which is headquartered in Ridgewood, Queens, has signed Armonk-based Harrison Edwards to provide public relations and marketing services. The bank serves 36 communities in Westchester, Long Island and New York City. Executives from Harrison Edwards

met with bank officials at the bank’s main branch in Ridgewood for a contract signing. The firm has won more than 150 awards for excellence during its more than 30 years. In addition to public relations and marketing, Harrison Edwards provides advertising and media buying services, digital and social media

creative services, strategic planning and more. RSB was first chartered as The Savings Bank of Ridgewood in 1921. The bank changed its name in 1929 and in 1940 started creating branches outside of Ridgewood. RSB reports that its assets now total $5.4 billion.

MHA AWARDED GRANT OF NEARLY $4M The Mental Health Association of Westchester (MHA), which has its headquarters in Tarrytown and operates clinics in White Plains, Mount Kisco, Haverstraw and North Nyack, has been awarded a grant of nearly $4 million over the next two years from the Substance Abuse and Mental Health Services Administration (SAMHSA) to develop new services and enhance existing support for uninsured and underinsured individuals in Westchester, Putnam and Rockland counties. SAMHSA is a branch of the U.S. Department of Health and Human Services. “This grant is an extraordinary opportunity to move forward in areas we have identified as a priority for our communities: the opioid epidemic, suicide prevention, veterans and integrated care. This substantial award enables us to launch a strategic and expansive initiative to provide services to individuals who may have previously been unable to gain access,” said MHA CEO Charlotte Östman. New services will be developed to serve current and past members of the armed forces, as well as their family members. Stacey Roberts, MHA’s COO, said, “This award enables us to more fully operationalize our vision to ensure every community has comprehensive mental health and addiction treatment.”

MELILLO NAMED LUNCHEON CHAIR The American Heart Association (AHA) announced that Judy Melillo of FUJIFILM Holdings America Corp. is the chairperson for its 16th annual Westchester Go Red for Women Luncheon to be held May 31 at the Hilton Westchester. She’s the corporation’s vice president, general counsel and secretary. The Go Red campaign is designed to help raise awareness and funds to fight heart disease, which AHA defines as the number one killer of women. Melillo will lead fundraising and community outreach for the Go Red for Women Luncheon and year-round campaign, including National Wear Red Day on Feb. 1. The Go Red Luncheon event includes a health and wellness exposition, local health experts and a “PURSEonality” auction featuring stylish handbags, wallets and more. “For this campaign, my goal is to help women learn the importance of taking care of ourselves,” Melillo said. “The only way we, as mothers, wives, sisters, daughters, friends and co-workers can continue to take care of others is by prioritizing our own health and well-being.”

Information for these features has been submitted by the subjects or their delegates.

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JANUARY 21, 2019

HONORING LEADERSHIP IN OUTSTANDING ORGANIZATIONS

AWARD PRESENTATION January 31 • 5:30 - 7:30 p.m. • Serafina at the IC, Stamford REGISTER AT westfaironline.com/events-2019/ For event information, contact: Tracey Vitale at tvitale@westfairinc.com. For sponsorship inquiries, contact: Marcia Pflug at mpflug@wfpromote.com or 203-733-4545.

PRESENTED BY:

JANUARY 21, 2019

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SUPPORTERS:

HONORING:

CUE THE CONFETTI THE 2019 C-SUITE HONOREES ARE

LYNNE ALLAN EVP, Chief Operating Officer Greater Hudson Bank

SHARON KIELY Chief Medical Officer Stamford Health

AMY ALLEN Vice President Westchester County Association

NICHOLAS KORCHINSKI Chief Information Officer CareMount Medical

MARTIN CAPUANO Chief Financial Officer BTX Global Logistics JIM COUGHLIN Senior Vice President Westhab MARIA ESCALERA Chief Operating Officer Norwalk Community Health Center TOM GABRIEL Chief Development Officer Legal Services of the Hudson Valley RACHEL HALPERIN Chief Program Officer Legal Services of the Hudson Valley KELVIN HUI Chief Information Officer United Hebrew of New Rochelle VITAS JALINSKAS Chief Operating Officer Transparent Solutions ERIC JOHNSON Chief Operating Officer Rocco & Associates Wealth Management

MARIE Oâ&#x20AC;&#x2122;CONNOR President The Nordic Edge JAMES OGLE EVP, Chief Financial Officer Access Intelligence JODYANN PRENDERGAST CEO/President White Rose Home Healthcare Agency DAWN RESHEN-DOTY Owner Benay Enterprises JEFFREY SALGUERO VP Director of Brand Strategy and Creative Development Circle of Care CHRISTOPHER SCLAFANI Chief Operating Officer CareMount Medical RICHARD SGAGLIO Vice President Communications, Marketing & Development Burke Rehabilitation Hospital PAUL THAU President Winterbridge Media TIM TULFER Chief Financial Officer Heineken USA

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JANUARY 21, 2019

Facts & Figures BANKRUPTCIES Manhattan SJG Foods LLC, 240 W. 56 St., New York 10019. Chapter 7, voluntary. Attorney: Erica T. Yitzhak, Great Neck. Filed Jan. 10. Case no. 19-10102-scc. 1433 Hollywood Avenue LLC, 49 W. 37 St., Ninth floor, New York 10018. Chapter 7, voluntary. Attorney: Erica T. Yitzhak, Great Neck. Filed Jan. 14. Case no. 19-10118-mkv. 2866 Harrington Avenue LLC, 64 Division Ave., Suite LL7, Levittown, 11756. Chapter 7, voluntary. Attorney: pro se. Filed Jan. 14. Case no. 19-10125-jlg.

COURT CASES New York ABM Company Office. Filed by Betty Moncion. Action: Notice of removal. Attorney for plaintiff: pro-se. Filed Jan. 9. Case no. 1:19-cv-00221GHW. Aesop USA Inc. Filed by Emanuel Delacruz. Action: Federal question: other. Attorney for plaintiff: Dana Lauren Gottlieb. Filed Jan. 11. Case no. 1:19-cv-00306-GHW. Aetna Health Inc., et al. Filed by NYC Reconstructive Surgery PC. Action: E.R.I.S.A.– Civil enforcement of employee benefits. Attorney for plaintiff: John William Leardi. Filed Jan. 9. Case no. 1:19-cv-00249-GHW. American Broadcasting Companies Inc. Filed by Marcus Santos. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed Jan. 13. Case no. 1:19-cv00348-LAP. Angi Homeservices Inc., et al. Filed by Lazar Shcherb. Action: unsolicited telephone sales. Attorney for plaintiff: Mikhail Usher. Filed Jan. 14. Case no. 1:19-cv-00367-JPO.

Items appearing in the Fairfield County Business Journal’s On The Record section are compiled from various sources, including public records made available to the media by federal, state and municipal agencies and the court system. While every effort is made to ensure the accuracy of this information, no liability is assumed for errors or omissions. In the case of legal action, the records cited are open to public scrutiny and should be inspected before any action is taken. Questions and comments regarding this section should be directed to:

Avolynt Inc., et al. Filed by Islet Sciences Inc. Action: Diversity – breach of contract. Attorney for plaintiff: Francisco Arturo Villegas. Filed Jan. 11. Case no 1:19-cv-00337AT. Bitfloor Inc., et al. Filed by Vincent Wu, et al. Action: Recovery of penalties by Commodity Futures Trading Commission. Attorney for plaintiffs: Martin Mushkin. Filed Jan. 9. Case no. 1:19-cv-00238-RA. Cachet Hotel Americas Corp. Filed by Byron Breeze Jr. Action: Federal question – other civil rights. Attorneys for plaintiff: Erik Mathew Bashian and Nolan Keith Klein. Filed Jan. 9. Case no. 1:19-cv-00259VEC. Central Intelligence Agency, et al. Filed by Open Society Justice Initiative. Action: Freedom of Information Act. Attorneys for plaintiff: Catherine M. Amirfar and Amrit Singh. Filed Jan. 9. Case no. 1:19-cv00243-JGK. Chestnut Holdings of New York Inc., et al. Filed by Zenon De La Rosa. Action: Fair Labor Standards Act. Attorneys for plaintiff: Meredith Reade Miller and Marc Andrew Rapaport. Filed Jan. 10. Case no. 1:19-cv-00286-VEC. Chokdee Corp, et al. Filed by Namel Norris. Action: Americans With Disabilities Act – civil enforcement actions. Attorneys for plaintiff: Ben-Zion and Bradley Weitz. Filed Jan. 9. Case no. 1:19-cv-00252-VSB. Danske Bank A/S, et al. Filed by Plumbers & Steamfitters Local 773 Pension Fund. Action: Securities Exchange Act. Attorney for plaintiff: Samuel Howard Rudman. Filed Jan. 9. Case no. 1:19-cv-00235-VEC. David Rosenberg, MD, PLLC, et al. Filed by Maria Erin O’Shea. Action: Federal question: other. Attorney for plaintiff: Jessica Massimi. Filed Jan. 11. Case no. 1:19-cv-00322JPO. East 46 Hotel LLC. Filed by Stacey Mercer. Action: Federal question – other civil rights. Attorney for plaintiff: Nolan Keith Klein. Filed Jan. 9. Case no. 1:19-cv-00255-PGG. Edge Therapeutics Inc., et al. Filed by Jeffrey L. Prince. Action: Securities Exchange Act. Attorney for plaintiff: Juan Eneas Monteverde. Filed Jan. 10 Case no. 1:19-cv-00280RA. Elite Investigations Ltd., et al. Filed by Kevin Clark, et al. Action: Job discrimination (unlawful employment practices). Attorney for plaintiffs: Glendoval James Stephens. Filed Jan. 11. Case no. 1:19-cv00329-JGK.

Larry Miles c/o Westfair Communications Inc. 701 Westchester Ave, Suite 100 J White Plains, N.Y. 10604-3407 Phone: 694-3600 • Fax: 694-3699

JANUARY 21, 2019

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ON THE RECORD

Galway Development Corp. Filed by the trustees of the New York City District Council of Carpenters Pension Fund, Welfare Fund, Annuity Fund and Apprenticeship, Journeyman Retraining, Educational and Industry Fund, et al. Action: Labor and magaement relations (contracts). Attorney for plaintiffs: Todd Dickerson. Filed Jan. 10. Case no. 1:19-cv-00278-PAE. Hornet Networks Inc. Filed by Lawrence Schwartzwald. Action: Copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed Jan. 12. Case no. 1:19-cv-00340PAE. JPMorgan Chase Bank N.A., et al. Filed by Chase Bank USA. Action: Federal question – other. Attorney for plaintiff: David Patrick Mitchell. Filed Jan. 9. Case no. 1:19-cv-00233-PAE. Jungle Creations Limited. Filed by Steven Hirsch. Action: copyright infringement. Attorney for plaintiff: Richard Liebowitz. Filed Jan. 13. Case no. 1:19-cv-00347-PAE. Lignoranti LLC, et al. Filed by Derrick Mullins. Action: Americans With Disabilities Act – civil enforcement actions. Attorney for plaintiff: Donald Jeffrey Weiss. Filed Jan. 11. Case no. 1:19-cv-00324-LGS. Mahzedahr Bakery LLC, et al. Filed by Prentice Cox. Action: Federal question – other. Attorney for plaintiff: Ismail Sinan Sekendiz. Filed Jan. 9. Case no. 1:19-cv-00244AT. Nelson Management Group Ltd. Filed by Brian Fischler. Action: Federal question – other civil rights. Attorney for plaintiff: Christopher Howard Lowe. Filed Jan. 13. Case no. 1:19-cv-00342-ER. Nestle Waters North America Inc., et al. Filed by Sirita Muse. Action: Federal question – employment discrimination. Attorney for plaintiff: Kyle C. Bruno. Filed Jan. 9. Case no. 1:19-cv-00242-VEC. Pentair Residential Filtration LLC. Filed by AIG Property Casualty Company. Action: Diversity action. Attorney for plaintiff: unknown. Filed Jan 9. Case no. 1:19-cv00251-RA.

Senior Whole Health, et al. Filed by Jeannette Sierra. Action: Job discrimination (sex). Attorney for plaintiff: Jaazaniah Asahguii. Filed Jan. 10. Case no. 1:19-cv-00273-DLC. Tapestry Management LLC, et al. Filed by Prentice Cox. Action: Federal question: other. Attorney for plaintiff: Ismail Sinan Sekendiz. Filed Jan. 9. Case no. 1:19-cv-00236ALC. TheStreet Inc., et al. Filed by Jason Sarkis. Action: Securities Exchange Act. Attorney for plaintiff: Juan Eneas Monteverde. Filed Jan. 10. Case no. 1:19-cv-00275-KPF. Trust Hospitality LLC. Filed by Byron Breeze Jr. Action: Federal question – other civil rights. Attorneys for plaintiff: Erik Mathew Bashian and Nolan Keith Klein. Filed Jan. 9. Case no. 1:18-cv-00257NRB. Wells Fargo. Filed by Janessa Jordan-Rowell. Action: Federal question. Attorney for plaintiff: pro-se. Filed Jan. 14. Case no. 1:19-cv-00370UA.

Westchester Bartlett LLP, et al. Filed by Karen Falco. Action: notice of removal. Attorney for plaintiff: unknown. Filed Jan. 9. Case no. 7:19-cv-00243-VB. Civitano Landscaping Ltd., et al. Filed by Angel Caballero, et al. Action: Fair Labor Standards Act. Attorney for plaintiffs: Amit Kumar. Filed Jan. 10. Case no. 7:19-cv-00292VB. First UNUM Life Insurance Co., et al. Filed by David J. Smith. Action: Federal question. Attorney for plaintiff: Reginald H. Rutishauser. Filed Jan. 10. Case no. 7:19-cv-00298NSR. General Motors Financial Co., et al. Filed by Anne Y. Arne. Action: Fair Debt Collection Act. Attorneys for plaintiff: Seth Richard Lesser and Michael Hayden Reed. Filed Jan. 9. Case no. 7:19-cv-00240-NSR. Westchester County, et al. Filed by Elijah Green. Action: Prisoner civil rights. Attorney for plaintiff: pro-se. Filed Jan. 9. Case no. 1:19-cv00307-UA.

Pinkerton Consulting & Investigations Inc., et al. Filed by TakeTwo Interactive Software Inc., et al. Action: declaratory judgment. Attorneys for plaintiffs: Dale Margaret Cendali, Miranda Dorothy Means and Joshua Levicoff Simmons. Filed Jan. 11. Case no. 1:19-cv-00338-NRB.

Above $1 million

Port Authority of NY/NJ. Filed by Daniel Esspinoza, et al. Action: Job discrimination (other). Attorney for plaintiffs: Vikrant Pawar. Filed Jan. 9. Case no 1:19-cv-00258-DAB.

100 Kirby Lane LLC, Wilmington, Delaware. Seller: Felice Roggen, et al, Washington, D.C. Property: 100 Kirby Lane, Rye. Amount: $1.5 million. Filed Jan. 9.

DEEDS

111 Irvington Partners LLC, White Plains. Seller: 111 North Broadway Associates LLC, South Salem. Property: 111 N. Broadway, Greenburgh. Amount: $2.8 million. Filed Jan. 9.

Thornwood Storage I Owner LLC, Santa Monica, California. Seller: Safeguard Properties LLC, Melville. Property: 935-950 Broadway, Mount Pleasant. Amount: $14 million. Filed Jan. 7.

177 Grand Partners LLC, et al, White Plains. Seller: 177 Grand Street Associates LLC, South Salem. Property: 177 Grand St., White Plains. Amount: $9.5 million. Filed Jan. 9.

West Ledge Property LLC, Englewood Cliffs, New Jersey. Seller: WLRE LLC, Brooklyn. Property: 2000 Main St., Peekskill. Amount: $8.5 million. Filed Jan. 9.

AMG DAT Realty LLC, Mount Vernon. Seller: 422 Gramatan LLC, Mount Vernon. Property: 422 Gramatan Ave., Mount Vernon. Amount: $1.3 million. Filed Jan. 8. Amir Valley Inc., Jefferson Valley. Seller: Frizzy LLC, Newport, Rhode Island. Property: 400 E. Main St., Yorktown. Amount: $1.3 million. Filed Jan. 10. BRP 510 Main LLC, New York City. Seller: 510 Uniforms Inc., Eastchester. Property: 510 Main St., New Rochelle. Amount: $2 million. Filed Jan. 10. Cardinal McCloskey School and Home for Children, Valhalla. Seller: Executive Property Group LLC, Ossining. Property: 45 N. Highland Ave., Ossining. Amount: $1 million. Filed Jan. 11. Girt Realty LLC, North Bergen, New Jersey. Seller: 2167 CPA Development Corp., Yonkers. Property: 2167 Central Park Ave., Yonkers. Amount: $15.5 million. Filed Jan. 11. Greenappledae LLC, New York City. Seller: Richard Schneidman, et al, Mount Kisco. Property: 63 Old Wagon Road, Bedford. Amount: $7.2 million. Filed Jan. 9. JTH One Hundred Dearborn LLC, Rye. Seller: Caterina Savino-Berger, et al, Rye. Property: 100 Dearborn Ave., Rye. Amount: $1.2 million. Filed Jan. 7. KRTV Realty Corp., Eastchester. Seller: Andrew Campos, et al, Scarsdale. Property: 9 Apple Court, Eastchester. Amount: $1.2 million. Filed Jan. 10. Revivo Realty Corp., Eastchester. Seller: Hall Place Realty LLC, Yonkers. Property: 16 Hall Place, Eastchester. Amount: $5 million. Filed Jan. 8. RLF II East LLC, Annapolis, Maryland. Seller: Elmsford Realty Associates LLC, Jersey City, New Jersey. Property: 4 and 5 Warehouse Lane, Greenburgh. Amount: $44.5 million. Filed Jan. 9. RLIF East 2 LLC, Annapolis, Maryland. Seller: Elmsford Realty Associates LLC, Jersey City, New Jersey. Property: 1-7-7 Warehouse Lane, Greenburgh. Amount: $25.7 million. Filed Jan. 9.

Below $1 million 20 Porach Street LLC, New York City. Seller: Luis M. Avila, et al, Yonkers. Property: 20 Porach St., Yonkers. Amount: $650,000. Filed Jan. 10. 244 William Street Owner LLC, New York City. Seller: C2GRE LLC, White Plains. Property: 244 William, Rye. Amount: $370,000. Filed Jan. 7. 405 S. Division Street LLC, Spring Valley. Seller: Federal National Mortgage Association. Property: 405 S. Division St., Peekskill. Amount: $140,560. Filed Jan. 10. 415 Lexington Avenue LLC, Stamford, Connecticut. Seller: Robert M. Wray, Mount Kisco. Property: 415 Lexington Ave., Mount Kisco. Amount: $285,000. Filed Jan. 7. 476 West William Street Realty LLC, Rye Brook. Seller: Tina Caputo-Allmashy, et al, Danbury, Connecticut. Property: 476 W. William St., Rye. Amount: $195,000. Filed Jan. 7. 55 Skytop Corp., Hawthorne. Seller: Connor Tyson, et al, Pleasantville. Property: Park Street, Mount Pleasant. Amount: $135,000. Filed Jan. 8. 93-32 Hollis Court Blvd LLC, Central Islip. Seller: Deutsche Bank National Trust Co. Property: 27 Plain Ave., New Rochelle. Amount: $295,500. Filed Jan. 7. Acqua Capital LLC, et al, White Plains. Seller: Lisa B. D’alessio, Bronx. Property: 125 Allan St., Cortlandt. Amount: $250,000. Filed Jan. 11. Board of Managers of the Sweetwater Condominium, Yonkers. Seller: Mamaroneck Partners LP, New York City. Property: 225 Stanley Ave., P4, Mamaroneck. Amount: $45,500. Filed Jan. 9. Carpenter Fusion LLC, White Plains. Seller: Debra LaRotonda, Ossining. Property: 27 Havell St., Ossining. Amount: $505,000. Filed Jan. 9. Cartus Financial Corp., Danbury, Connecticut. Seller: Francois Michel, et al, New Rochelle. Property: 27 Rodman Oval, New Rochelle. Amount: $689,000. Filed Jan. 9.

Facts & Figures Cartus Financial Corp., Danbury, Connecticut. Seller: Herbert Evan Shaver, et al, Rye Brook. Property: 69 Windsor Road, Rye. Amount: $857,500. Filed Jan. 10. Citimortgage Inc. Seller: Max DiFabio, White Plains. Property: 949 Lockwood Drive, Peekskill. Amount: $328,961. Filed Jan. 8. E2F Properties LLC, Croton-on-Hudson. Seller: Estate of Norbert Fluhler, et al, Croton-on-Hudson. Property: 132 Colabaugh Pond Road, Cortlandt. Amount: $215,000. Filed Jan. 10. Federal National Mortgage Association. Seller: James Garvey, Scarsdale. Property: 37 Poningo St., Rye. Amount: $352,780. Filed Jan. 8.

Merritt Capital and Consulting LLC, Armonk. Seller: PMC REO Financing Trust, Moorpark, California. Property: 82 Whippoorwill Road East, North Castle. Amount: $481,920. Filed Jan. 8. MTGLQ Investors LP. Seller: Stevon Lord Forrester, New Rochelle. Property: 1436 Hiawatha Road, Yorktown. Amount: $679,215. Filed Jan. 8. NY Development and Holdings LLC, Danbury, Connecticut. Seller: U.S. ROF III Legal Title Trust 2015-1. Property: 128 Croton Ave., Ossining. Amount: $110,440. Filed Jan. 11. PNC Bank N.A. Seller: John G. Molloy, Somers. Property: 134 N. Seventh Ave., Mount Vernon. Amount: $664,793. Filed Jan. 8.

Gardom Enterprises Inc., Yonkers. Seller: Domenico Bucci, Yonkers. Property: 156 School St., Yonkers. Amount: $200,000. Filed Jan. 9.

Skylar Rose LLC, Yonkers. Seller: Joseph A. Ruggiero, Yonkers. Property: 3501 James St., Yorktown. Amount: $340,000. Filed Jan. 10.

Grand 48 Street Properties LLC, Mamaroneck. Seller: Paula Murray, et al, Northampton, Massachusetts. Property: 95-97 Park Ave., Harrison. Amount: $900,000. Filed Jan. 8.

Steve Giordano Builders Inc., Croton-on-Hudson. Seller: Adina Grace Cohen, et al, New York City. Property: Upland Ave., Cortlandt. Amount: $100,000. Filed Jan. 10.

Hillside BD LLC, Scarsdale. Seller: Gerald Kahn, Yonkers. Property: 15 Lindsey St., Yonkers. Amount: $366,000. Filed Jan. 10.

VG Developers LLC, Hartsdale. Seller: SDF Capital LLC, Mamaroneck. Property: 91 Seacord, New Rochelle. Amount: $500,000. Filed Jan. 7.

HSBC Bank USA N.A. Seller: Thomas Gallivan, White Plains. Property: 200 Webster Ave., New Rochelle. Amount: $602,339. Filed Jan. 9. J.E.S. Land Developers LLC, Poughkeepsie. Seller: Dealership Properties Inc., Buchanan. Property: Crompond Road, Cortlandt. Amount: $425,000. Filed Jan. 10. J.E.S. Land Developers LLC, Poughkeepsie. Seller: Dealership Properties Inc., Buchanan. Property: Crompond Road, Cortlandt. Amount: $850,000. Filed Jan. 10. Julie Properties LLC, Armonk. Seller: M.A. Property Holdings LLC, Elmhurst. Property: 8 Alden Place, Mount Vernon. Amount: $420,000. Filed Jan. 9. Jway LLC, Hartsdale. Seller: Fac Enterprises Inc., Yonkers. Property: 375 McLean Ave., Yonkers. Amount: $580,000. Filed Jan. 7. M&T Bank, Buffalo. Seller: Darren DeUrso, White Plains. Property: 3519 Hillside St., Yorktown. Amount: $240,000. Filed Jan. 8. Mclean Lodge LLC, New York City. Seller: RMA Corp., New York City. Property: 237-239 McLean Ave., Yonkers. Amount: $437,500. Filed Jan. 10.

Wilmington Savings Fund Society FSB. Seller: William H. Vrooman, et al, Lewiston. Property: 27 Kass Road, White Plains. Amount: $443,453. Filed Jan. 11.

FORECLOSURES AMAWALK, 43 Mahopac Ave. Single-family residence; lot size: .98 acres. Plaintiff: US Bank National Association. Plaintiff’s attorney: Gross Polowy LLC, 1775 Wehrle Drive, Williamsville. Defendant: Joseph Arena. Referee: Anthony Tirone. Sale: Jan. 30, 9:30 a.m. Approximate lien: $368,506. CORTANDT MANOR, 150 Locust Ave. Single-family residence; lot size: 103x205. Plaintiff: US Bank Trust National Association, Plaintiff’s attorney: Stern & Eisenberg PC, 485B Route 1 South, Iselin, New Jersey. Defendant: Yvette Miller. Referee: Pat Longobucco. Sale: Jan. 22, 1 p.m. Approximate lien: $516,238. MAMARONECK, 1071 Grove St. Single-family residence; lot size: .15 acres. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: McCabe, Weisberg & Conway PC, 145 Huguenot St., Suite 401, New Rochelle. Defendant: Joseph Granchelli. Referee: Charles D’Agostino. Sale: Jan. 30, 10 a.m. Approximate lien: $1,108.728.

MAMARONECK, 350 Prospect Ave. Single-family residence; lot size: .15 acres. Plaintiff: ABL One LLC. Plaintiff’s attorney: Richland & Falkowski, 35-37 36th St., Astoria. Defendant: Fit Development LLC. Referee: Judith Reardon. Sale: Jan. 23, 11:30 a.m. Approximate lien: $452,117.20.

Mrs Greens Management Corp., Boston, Massachusetts. $473,603 in favor of Bridge St Commercial LLC, Irvington. Filed Jan. 9.

MOHEGAN LAKE, 3039 High St. Single-family Residence; lot size: 120x55. Plaintif: Nationstar Mortgage LLC. Plaintiff’s attorney: RAS Boriskin, 900 Merchants Concourse, Westbury. Defendant: Kenneth Martin. Referee: Janet Payanelli. Sale: Jan. 22, 10 a.m. Approximate lien: N/A.

R Mohring Building and Development Corp., Glen Cove. $9,572 in favor of Ramiros Tree Service Inc., New Rochelle. Filed Jan. 10.

OSSINING, 27 Havell St. Multipurpose residence; lot size: .23 acres. Plaintiff: JPMorgan Chase Bank NA. Plaintiff’s attorney: Shapiro, DiCaro & Barak, 175 Mile Crossing Blvd., Rochester. Defendant: Debra Larotonda. Referee: Raymond Cote. Sale: Jan. 30, 9 a.,. Approximate lien: $214, 173. PEEKSKILL, 925 First St. Two-family residence; lot size: 47x129. Plaintiff: Deutsche Bank National Trust Co. Plaintiff’s attorney: Leopold & Associates PLLC, 80 Business Park Drive, Armonk. Defendant: Nube Angamarca. Referee: Bruce Bozeman. Sale: Jan. 23, 10 a.m. Approximate lien: $545,085. SCARSDALE, 32 Andrea Lane. Single-family residence; lot size: .46 acres. Plaintiff: M&T Bank. Plaintiff’s attorney: Woods Oviatt Gilman LLP, 700 Crossroads Building, 2 State St., Rochester. Defendant: Anthony Magardino. Referee: Peter Rosato. Sale: Jan.22, 2 p.m. Approximate lien: $1,087,761. SCARSDALE, 50 Stratford Road. Single-family residence; lot size: .17 acres. Plaintiff: MTGLQ Investors LP. Plaintiff’s attorney: Knuckles, Komosinski & Elliot, 565 Taxter Road, Suite 509, Elmsford. Defendant: John Pawlowski. Referee: Joan Iacono. Sale: Jan. 23, 9:30 a.m. Approximate lien: $567,525. WHITE PLAINS, 1117 North St. Single-family residence; lot size: 100x113. Plaintiff: Flagstar Bank FSB. Plaintiff’s attorney: Fein, Such & Crane LLP, 1400 Old Country Road, Westbury. Defendant: J. Scott Faupel. Referee: Joseph Maria. Sale: Jan.22, 9 a.m. Approximate lien: $1,111,453.

JUDGMENTS Fisk Telecom LLC, Yonkers. $91,386 in favor of Empressa Nacional de Telecomunicaciones SA, Santiago, Chile. Filed Jan. 8. Hartsdale Development LLC, Scarsdale. $107,612 in favor of P.C. Richard and Son Long Island Corp., Farmingdale. Filed Jan. 8.

Pamsway LLC, Yonkers. $8,688 in favor of Regional International of WNY Inc., Buffalo. Filed Jan. 11.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Amigon, Fidencio, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $572,060 affecting property located at 125 Saratoga Ave., Yonkers 10705. Filed July 26. Cai, Jianhua, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $501,000 affecting property located at 30 Sprague Road, Scarsdale 10583. Filed July 26. Escobar, Walter, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $377,823 affecting property located at 176 Prospect Ave., White Plains 10607. Filed July 27. Faj Realty Corp., et al. Filed by PCSB Bank. Action: seeks to foreclose on a mortgage to secure $675,000 affecting property located at 395 White Plains Road, Eastchester. Filed July 30. Galletta, Scott, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $337,250 affecting property located at 102 Mountaindale Road, Yonkers 10710. Filed July 30. Jones, David, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $312,375 affecting property located at 26 Greendale Ave. Mount Vernon 10553. Filed July 27. Luiso, Joseph, as executor and heir to the estate of Robert Luiso, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $497,250 affecting property located at 90 Oak St., Harrison 10528. Filed July 30. Luiso, Robert, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $568,250 affecting property located at 35 Harrison Ave., Harrison 10528. Filed July 26.

Lyons, Kelliann, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $417,000 affecting property located at 22 Park View Court, White Plains 10603. Filed July 26. Merai, Vinay, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $488,150 affecting property located at 44 Bedford Road, Pleasantville 10570. Filed July 30. Owens, Lisa, as heir to the estate of Lenore Palmer, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $544,185 affecting property located at 18 Ridge Road, Croton-on-Hudson 10520. Filed July 27. Pallogudis, Chrysoula, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $479,500 affecting property located at 18 Hudson View Drive, Yonkers 10701. Filed July 30. Public administrator of Westchester County for the estate of Joseph C. Ametrano, Jr., et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $375,000 affecting property located at 1 Hubbard Drive, White Pains 10605. Filed July 26. Terrero, Luis, et al. Filed by Loancare LLC. Action: seeks to foreclose on a mortgage to secure $288,000 affecting property located at 8 Union Place, Yonkers 10701. Filed July 30. Upright, Gerald Martyn Jr., et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $600,625 affecting property located at 67 Salem Road, Pound Ridge 10576. Filed July 30.

Mechanic’s Liens 165 Huguenot Property Owner LLC, as owner. $374,961 as claimed by National Lumber Co., Mansfield, Massachusetts. Property: in New Rochelle. Filed Jan. 10. Machado, Danielle, et al, as owner. $13,610 as claimed by Pound Ridge Painting Inc. Property: in Lewisboro. Filed Jan. 10. Maple Sheldrake LLC, as owner. $302,902 as claimed by National Lumber Co., Mansfield, Massachusetts. Property: in Mamaroneck. Filed Jan. 10. Scarsdale Shopping Center Associates LLC, as owner. $63,174 as claimed by Homeland Surveillance Investigations, Brooklyn. Property: in Scarsdale. Filed Jan. 10. SG Chappaqua B LLC, as owner. $42,505 as claimed by T-Evolution Drywall Corp., Maspeth. Property: in New Castle. Filed Jan. 11.

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Sheldrake Station Development LLC, as owner. $302,902 as claimed by National Lumber Co., New York City. Property: in Mamaroneck. Filed Jan. 10. Sone, Juri, et al, as owner. $4,697 as claimed by Servicemaster Restoration, Scarsdale. Property: in Greenburgh. Filed Jan. 10.

NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.

Partnerships Simeon, 455 Bedford Ave., Mount Vernon 10553, c/o Sampson Simeon and Ross Simeon. Filed May 4.

Sole Proprietorships Addisen Publishing House, 217 Bryant Ave., Elmsford 10523, c/o Kenisha Messam. Filed May 7. Alex Handyman, 28 N. Hillside Ave., Elmsford 10591, c/o Jose A. Espinoza. Filed May 7. Art’s by Swan, 33 Ashburton Ave., No. 203, Yonkers 10701, c/o Terry Johnson. Filed May 4. Bedford Hills Cab, 68 Gregory Ave., Mount Kisco 10549, c/o Jhonatan Pineda. Filed May 7. Carlos and Brothers Garden, 49 Church St., Apt. N, Bedford Hills 10507, c/o Edwin Arias-Coronado. Filed May 8. Doni Nicole Hair and Makeup, 388 Tarrytown Road, Suite 106, White Plains 10607, c/o Tradonia N. Baker. Filed May 8. Emily and the Arts, 1829 Palmer Ave., No. 1C, Larchmont 10538, c/o Emily Margaret Cook. Filed May 4. Honey Trouble, 950 Paulding St., Apt. 3, Peekskill 10566, c/o Ethan Kern. Filed May 7. Iconic Property Management, 1350 E. Main St., Shrub Oak 10588, c/o Christian F. Vasquez Tapia. Filed May 7. Maria’s Cleaning Service, 2347 Saw Mill River Road, Elmsford 10523, c/o Maria Luisa Galeano. Filed May 4. Morgan Construction Co., 12 Landscape Ave., Yonkers 10705, c/o Paul Morgan. Filed May 4.

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Facts & Figures OWL Interpreting Agency, 1101 Brown St., Apt. 6H, Peekskill 10566, c/o Osayamo Winifred Osagie. Filed May 4. PS Environmental, 3811 Wood St., Jefferson Valley 10535, c/o Phillip Salamacha. Filed May 7. Sandyâ&#x20AC;&#x2122;s Housecleaning, Housekeeping Services, 94 Union Ave., Apt. 2R, New Rochelle 10801 c/o Sandy Angy Moscol. Filed May 8. Spa Beauty Lounge Mano Magica, 306 New Main St., Yonkers 10701, c/o Seuris Paula. Filed May 7. Swacia Multi-National, 423 S. Sixth Ave., Third floor, Mount Vernon 10550, c/o Cohri Blodgett. Filed May 7. The Fry Guy, 340 S. Regent St., 1E, Port Chester 10573, c/o Ernest M. Tigani. Filed May 7. Vaqueroâ&#x20AC;&#x2122;s Landscaping, 90 McLean Ave., Apt. 2N, Yonkers 10705, c/o Jose L. Vaquero Fuentes. Filed May 8. YK Threading Salon, 240 S. Highland Ave., Ossining 10562, c/o Yam K. Thapa. Filed May 8.

PATENTS Action records in virtual space. Patent no. 10,181,986 issued to Yuji Sugiyama, Tokyo, Japan. Assigned to International Business Machines Corp., Armonk. Changing rebuild priority for a class of data. Patent no. 10,182,115 issued to Dennis A. Kalaf, San Francisco, California; S. Christopher Gladwin, Chicago, Illinois; Jason K. Resch, Chicago, Illinois. Assigned to International Business Machines Corp., Armonk. Cookie-based session timeout detection and management. Patent no. 10,182,121 issued to William J. Carpenter, Bothell, Washington; Hai Ji, Beijing, China; Zi Jian Ji, TianJin, China; Yuan Yuan Li, Beijing, China; Wen Bo Ma, Beijing, China; Jia Mi, Beijing, China. Assigned to International Business Machines Corp., Armonk.

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Estimation of information diffusion route on computer-mediated communication network. Patent no. 10,182,029 issued to Miki Ishikawa, Kanagawa, Japan; Akiko Suzuki, Tokyo, Japan. Assigned to International Business Machines Corp., Armonk.

Extracting clinical care pathways correlated with outcomes. Patent no. 10,181,012 issued to Matthew J. Duftler, Mahopac; Jianying Hu, Bronx; Geetika T. Lakshmanan, Winchester, Massachusetts; Szabolcs Rozsnyai, New York; Fei Wang, Ossining. Assigned to International Business Machines Corp., Armonk. Generating and executing query language statements from natural language. Patent no. 10,180,989 issued to Yigal S. Dayan, Jerusalem, Israel; Josemina M. Magdalen, Jerusalem, Israel; Irit Maharian, Tzur Hadasa, Israel; Victoria Mazel, Jerusalem, Israel; Oren Paikowsky, Jerusalem, Israel; Andrei Shtilman, Jerusalem, Israel. Assigned to International Business Machines Corp., Armonk. Methods and systems for mindful home automation. Patent no. 10,181,959 issued to R. Kent Koeninger, Nashua, New Hampshire. Assigned to International Business Machines Corp., Armonk. Nat u ra l-la ng uage -processing-based monitoring and resolution of open technical issues. Patent no. 10,181,115 issued to Robert Allan, Raleigh, North Carolina; Constance E. Smith, New York; Thembani Togwe, Lenexa, Kansas; Michael J. Whitney, Cary, North Carolina. Assigned to International Business Machines Corp., Armonk. Persona-based conversation. Patent no. 10,180,988 issued to Corville O. Allen, Morrisville, North Carolina; Andrew R. Freed, Cary, North Carolina. Assigned to International Business Machines Corp., Armonk. Personalized emergency evactuation plan. Patent no. 10,181,242 issued to Charles E. Beller, Baltimore, Maryland; Gregory J. Boss, Saginaw, Michigan; Mary Diane Swift, Rochester; Edgar A. Zamora Duran, Heredia, Costa Rica. Assigned to International Business Machines Corp., Armonk. Pivot facets for text mining and search. Patent no. 10,180,984 issued to Barton W. Emanuel, Manassas, Virginia; Todd Leyba, Potomac, Maryland. Assigned to International Business Machines Corp., Armonk. Reduction of crosstalk between dielectric waveguides using split-ring resonators. Patent no. 10,181,628 issued to Daniel M. Dreps, Georgetown, Texas; Jose A. Hejase, Austin, Texas; Joshua C. Myers, Austin, Texas; Junyan Tang, Austin, Texas. Assigned to International Business Machines Corp., Armonk. Routing preferred traffic within a reservation system. Patent no. 10,181,103 issued to Arnold H. Bramnick, Boca Raton, Florida; Peter L. Lutz, Chapel Hill, North Carolina. Assigned to International Business Machines Corp., Armonk.

Software defined network (SDN) switch clusters having layer-3 distributed router functionality. Patent no. 10,182,005 issued to Colin K. Dixon, Austin, Texas; Wesley M. Felter, Austin, Texas; Sriharsha Jayanarayana, Bangalore, India; Dayavanti G. Kamath, Santa Clara, California; Abhijit P. Kumbhare, San Jose, California; Anees A. Shaikh, Yorktown Heights. Assigned to International Business Machines Corp., Armonk. Structure and method for dynamic biasing to improve ESD robustness of current mode logic (CML) drivers. Patent no. 10,181,463 issued to James P. Di Sarro, Essex, Vermont; Robert J. Gauthier, Essex Junction, Vermont; Nathan D. Jack, Hillsboro, Oregon; JunJun Li, Williston, Vermont; Souvick Mitra, Essex Junction, Vermont. Assigned to International Business Machines Corp., Armonk. System and method for generating content corresponding to an event. Patent no. 10,180,974 issued to Aleksandr Y. Aravkin, Bronx; Carlos H. Cardonha, Sao Paulo, Brazil; Sasha P. Caskey, New York; Dimitri Kanevsky, Ossining; Tara N. Sainath, Jersey City, New Jersey. Assigned to International Business Machines Corp., Armonk. Thermal interface material structures. Patent no. 10,182,514 issued to Mark K. Hoffmeyer, Rochester, Minnesota; Phillip V. Mann, Rochester, Minnesota. Assigned to International Business Machines Corp., Armonk. Virtual quantized congestion notification. Patent no 10,182,016 issued to Robert Birke, Kilchberg, Switzerland; Daniel Crisan, Zug, Switzerland; Casimer M. Decusatis, Poughkeepsie; Mircea Gusat, Langnau, Switzerland; Keshav G. Kamble, Fremont, California; Cyriel J. Minkenberg, Gutenswil, Switzerland. Assigned to International Business Machines Corp., Armonk.

HUDSON VALLEY BUILDING LOANS Above $1 million Beyo-Hoc LLC, Monroe, as owner. Lender: Northeast Community Bank, White Plains. Property: 10 Dinev Road, Monroe 10950. Amount: $1.1 million. Filed Jan. 11. Beyo-Hoc LLC, Monroe, as owner. Lender: Northeast Community Bank, White Plains. Property: 10 Dinev Road, Monroe 10950. Amount: $10.1 million. Filed Jan. 11.

Facts & Figures Fatm Properties LLC, as owner. Lender: Ulster Savings Bank. Property: in Poughkeepsie Amount: $1.2 million. Filed Jan. 9.

CLF Residence LLC, New York City. Seller: Marshall J. Field VI, Hobe Sound, Florida. In Washington. Amount: $2 million. Filed Jan. 10.

T.L.A. Realty Inc., as owner. Lender: Rhinebeck Bank. Property: in Wappinger Amount: $5.5 million. Filed Jan. 10.

EOM-BSD Holdings LLC, Middletown. Seller: MJS Orange County Associates LLC, Park Ridge, New Jersey. Property: 32-48 Cottage St., Middletown. Amount: $1.3 million. Filed Jan. 8.

Below $1 million Akacki, Curtis R., et al, Florida, as owner. Lender: Homestead Funding Corp., Albany. Property: 6 Jersey Ave., Unionville 10988. Amount: $113,191. Filed Jan. 11. DeSantis, Ron M., Wallkill, as owner. Lender: Homestead Funding Corp., Albany. Property: in Shawangunk. Amount: $128,807. Filed Jan. 10. Empire Holdings of New York LLC, Spring Valley, as owner. Lender: RCN Capital LLC, South Windsor, Connecticut. Property: 258 First St., Newburgh 12550. Amount: $63,000. Filed Jan. 9.

Farmer Grusz Road Development LLC, Nanuet. Seller: Turtle Bay Construction LLC, New Hampton. Property: in Minisink. Amount: $2.2 million. Filed Jan. 11.

Below $1 million

SDF Capital LLC, Wallkill, as owner. Lender: LendingHome Funding Corp., San Francisco, California. Property: 521 Church St., Wallkill 12589. Amount: $187,000. Filed Jan. 8.

17 DA Weider LLC, Monroe. Seller: Teverya Equities LLC, Monroe. Property: in Monroe. Amount: $150,000. Filed Jan. 9.

Bear Cottage LLC, New York City. Seller: Daniel G. Bergstein, Pawling. Property: 41 S. Quaker Hill Road, Pawling. Amount: $1.3 million. Filed Jan. 7. Beyo-Hoc LLC, Monroe. Seller: Hamaspik of Orange County Inc., Monroe. Property: 10 Dinev Road, Monroe. Amount: $2.1 million. Filed Jan. 11.

AMP Rentals Inc., Middletown. Seller: Laelia LLC, West Hollywood, California. Property: 5 Carle Place, Middletown 10940. Amount: $135,000. Filed Jan. 9.

Bank of America N.A. Seller: Ralph L. Puglielle, New Windsor. Property: 71 Evan Road, Warwick 10990. Amount: $177,961. Filed Jan. 11.

16 Virginia Realty LLC, Brooklyn. Seller: Silvio Lanaro, et al, Monroe. Property: in Bloming Grove. Amount: $550,000. Filed Jan. 10.

2 Corporate Dr Estates LLC, Monroe. Seller: 2 Corporate Drive CV LLC, Brooklyn. Property: 2 Corporate Drive, Woodbury 10950. Amount: $1.3 million. Filed Jan. 9.

Federal National Mortgage Association. Seller: Raymond A. Cote, Carmel. Property: 35 Brookside Road, Monroe 10950. Amount: $392,024. Filed Jan. 10.

The Scenic Hudson Land Trust Inc., Poughkeepsie. Seller: SP Jackson Pond LLC, Greenwich, Connecticut. Property: in East Fishkill. Amount: $1.8 million. Filed Jan. 10.

Millbrook Falls LLC, et al, as owner. Lender: Salisbury Bank and Trust Co. Property: in Washington. Amount: $240,000. Filed Jan. 8.

1-3 Plattekill LLC, New Paltz. Seller: Danjam Enterprises LLC, New Paltz. Property: in New Paltz. Amount: $1.6 million. Filed Jan. 8.

AMG DAT Realty LLC, Mount Vernon. Seller: Dattilo Petroleum Inc., Spring Valley. Property: in Chester. Amount: $962,100. Filed Jan. 8.

Riga Property LLC, New York City. Seller: Coole Park Farm LLC, Millbrook. Property: in Stanford. Amount: $1.1 million. Filed Jan. 8.

1-3 Plattekill LLC, New Paltz. Seller: Joal E. Fischer, et al, Boynton Beach, Florida. Property: in Gardiner. Amount: $444,000. Filed Jan. 8.

Above $1 million

Federal Home Loan Mortgage Corp. Seller: J. Benjamin Gailey, Walden. Property: 1 Angela Place, Warwick 10990. Amount: $483,924. Filed Jan. 11.

AV Property Holdings LLC, Watervliet. Seller: Kyle C. O’Rourke, Hopewell Junction. Property: in Wappinger. Amount: $59,000. Filed Jan. 7.

Lotito, Michael L., Warwick, as owner. Lender: Normandy Corp., Rochester. Property: in Warwick. Amount: $150,000. Filed Jan. 11.

DEEDS

A and H Futures LLC, Stanfordville. Seller: Forty-seven Eleven Partners LLC, Millerton. Property: in Millerton. Amount: $270,000. Filed Jan. 9.

203 Robinson LLC, Newburgh. Seller: B. Harold Ramsey, et al, Newburgh. Property: in Newburgh. Amount: $135,000. Filed Jan. 10. 2188 Lucas Turnpike LLC, High Falls. Seller: Beverly Bilder, New Paltz. Property: in Marbletown. Amount: $195,000. Filed Jan. 10. 22 Oxford Road LLC, Rock Tavern. Seller: The Bank of New York Mellon. Property: 22 Oxford Road, New Windsor 12553. Amount: $146,475. Filed Jan. 11. 26 Barton Lane LLC, Stanfordville. Seller: Marie-Laure N. Collins, et al, Stanfordville. Property: in Stanford. Amount: $390,000. Filed Jan. 9. 4 Temby Drive LLC, Dover Plains. Seller: Vincent Collins, Poughkeepsie. Property: 1457 Route 32, Dover. Amount: $350,000. Filed Jan. 10. 58 Bellevue Road LLC, East Islip. Seller: Jane Simcik, et al, Highland. Property: 58 Bellevue Road, Lloyd. Amount: $315,000. Filed Jan. 4.

Barger Properties LLC, Marlboro. Seller: U.S. Bank N.A. Property: 4 Dee’s Way, Newburgh 12550. Amount: $160,100. Filed Jan. 9. Call To Install Inc., Monroe. Seller: Quetzal Corp., Newburgh. Property: 332 Washington St., Newburgh 12550. Amount: $67,000. Filed Jan. 11. Cemco Development Group Inc., Stormville. Seller: Celestina Tabilago, Stormville. Property: in Beekman. Amount: $100,000. Filed Jan. 10. Charles Tran Property LLC, Middletown. Seller: Robert Magrino, New City. Property: 88 Henry Ave., Newburgh 12550. Amount: $35,000. Filed Jan. 9. Charlie’s Real Estate LLC, Poughkeepsie. Seller: Harlan Roberts, Wappingers Falls. Property: 26 Brothers Road, Wappingers Falls 12590. Amount: $155,000. Filed Jan. 8. City of Middletown, Middletown. Seller: KML Services LLC, Warwick. Property: in Middletown. Amount: $255,000. Filed Jan. 9. Deutsche Bank National Trust Co. Seller: Esteban Espinal, New Windsor. Property: 36 Stony Run Road, Newburgh 12550. Amount: $455,820. Filed Jan. 11. Deutsche Bank National Trust Co. Seller: James R. McCarl, Montgomery. Property: 1417 Route 52, Walden 12586. Amount: $200,000. Filed Jan. 9. Deutsche Bank National Trust Co. Seller: Sharon M. Faulkner, Poughkeepsie. Property: 3 Hammersley Ave., Poughkeepsie 12601. Amount: $212,000. Filed Jan. 7.

Finance of America Reverse LLC, Lansing, Michigan. Seller: Martin R. Goldberg, Middletown. Property: 24 Buckingham Drive, Newburgh 12550. Amount: $268,695. Filed Jan. 9. Flippin Crazy LLC, Kingston. Seller: Deutsche Bank National Trust Co. Property: 95 Harwich St., Kingston 12401. Amount: $67,249. Filed Jan. 10. FNS Real Estate LLC, Hyde Park. Seller: Federal Home Loan Mortgage Corp. Property: in Poughkeepsie. Amount: $40,000. Filed Jan. 4. G and K Espicoz Properties LLC, Poughkeepsie. Seller: Fannie Mae. Property: 1 Craig Place, Wappingers Falls 12590. Amount: $236,500. Filed Jan. 9. GYN Enterprise LLC, Pleasant Valley. Seller: Christopher Meader, et al, Hyde Park. Property: in Poughkeepsie. Amount: $124,500. Filed Jan. 7. GYN Enterprise LLC, Pleasant Valley. Seller: Yousef Sawaqed, et al, Poughkeepsie. Property: in Poughkeepsie. Amount: $254,000. Filed Jan. 7. Hoang and Nguyen Bros LLC, New Windsor. Seller: Mark Starkman, New Windsor. Property: 302 Cloverdale Court, New Windsor 12553. Amount: $150,100. Filed Jan. 11. HSBC Bank USA N.A. Seller: Alex Ortiz, et al, Monroe. Property: 13 Marie Lane, Wallkill 10941. Amount: $298,244. Filed Jan. 10. HSBC Bank USA N.A. Seller: Frank P. Murphy, Salisbury Mills. Property: 17 Penny Lane, Salisbury Mills 12577. Amount: $400,000. Filed Jan. 11. J and J Park Development Inc., Yorktown Heights. Seller: The Bank of New York Mellon. Property: 16 Granite Court, Kingston 12401. Amount: $89,900. Filed Jan. 8. J. Adams Holding LLC, Poughkeepsie. Seller: Michael O’Connor, Poughkeepsie. Property: 48 and 52 S. Grand Ave., Poughkeepsie 12603. Amount: $110,000. Filed Jan. 4. JPMorgan Chase Bank N.A. Seller: Kelsey Lascola, et al, Republic, Ohio. Property: in Esopus. Amount: $283,703. Filed Jan. 7.

Kadge LLC, Montgomery. Seller: Theodore Tobias, Fort Lee, New Jersey. Property: in Montgomery. Amount: $10,000. Filed Jan. 9.

N.D.G. Associates Inc., New City. Seller: Anthony M. Sabino, et al, New Windsor. Property: in New Windsor. Amount: $75,000. Filed Jan. 8.

Keybank N.A. Seller: Laurence Clemente, Goshen. Property: 35 Johnes St., Newburgh 12550. Amount: $45,579. Filed Jan. 11.

N.D.G. Associates Inc., New City. Seller: James Pascalicchio, Nanuet. Property: in New Windsor. Amount: $70,000. Filed Jan. 9.

Kiel Contracting LLC, Middletown. Seller: Keith S. Sumner, Middletown. Property: in Middletown. Amount: $101,000. Filed Jan. 9.

N.D.G. Associates Inc., New City. Seller: Kris M. Roberts, Newburgh. Property: 29th Lexington Lane, New Windsor 12553. Amount: $95,000. Filed Jan. 9.

Kinsey Millbrook LLC, New York City. Seller: Dianne McNeil, Millbrook. Property: in Millbrook. Amount: $15,000. Filed Jan. 7.

N.D.G. Associates Inc., New City. Seller: Michael J. DeBlasio, Belmar, New Jersey. Property: in New Windsor. Amount: $80,000. Filed Jan. 9.

Krasniqi Management LLC, Yonkers. Seller: Berisha Brothers Holdings LLC, Peekskill. Property: 17 Market St., Wawarsing. Amount: $480,000. Filed Jan. 9.

N.D.G. Associates Inc., New City. Seller: RJ Enterprises Inc., Closter, New Jersey. Property: in New Windsor. Amount: $65,000. Filed Jan. 9.

Lanwin Olympia Cornwall LLC, Cornwall-on-Hudson. Seller: Nance Lee Doce, et al, Montgomery. Property: in Newburgh. Amount: $35,000. Filed Jan. 8.

Noble Sky Core LLC, Fort Mill, South Carolina. Seller: County of Orange, Goshen. Property: in Blooming Grove. Amount: $18,000. Filed Jan. 9.

Limitless Properties of the Hudson Valley LLC, Milton. Seller: Williams Venture Two LLC, Highland. Property: in Saugerties. Amount: $320,000. Filed Jan. 10.

Noble Sky Core LLC, Fort Mill, South Carolina. Seller: County of Orange, Goshen. Property: in Deerpark. Amount: $54,500. Filed Jan. 9.

M&T Bank, Buffalo. Seller: Robert Ostertag, Poughkeepsie. Property: 43 Mount Tom Road, Pawling 12564. Amount: $378,500. Filed Jan. 10.

Noble Sky Core LLC, Fort Mill, South Carolina. Seller: County of Orange, Goshen. Property: in Montgomery. Amount: $42,000. Filed Jan. 9.

Mem Real Estate LLC, New York. Seller: Nationstar Mortgage LLC. Property: 26 Balding Ave., Poughkeepsie 12601. Amount: $115,000. Filed Jan. 11.

Noble Sky Core LLC, Fort Mill, South Carolina. Seller: County of Orange, Goshen. Property: in Wawayanda. Amount: $40,000. Filed Jan. 9.

MGM Building Management LLC, Pleasant Valley. Seller: Anthony Ricciardi, Putnam Valley. Property: 1112 Dutchess Turnpike, Poughkeepsie. Amount: $299,000. Filed Jan. 9.

On-Spec Builders Corp., Gardiner. Seller: Emeterio Camacho, et al, Plattekill. Property: 480 New Hurley Road, Wallkill 12589. Amount: $40,000. Filed Jan. 4.

Monhagen and West Main LLC, Middletown. Seller: Christopher Cummings, et al, Middletown. Property: 175 W. Main St., Middletown 10940. Amount: $205,000. Filed Jan. 11. MTGLQ Investors LP, Greenville, S.C. Seller: Kelly Ann Pressler, Walden. Property: 9 Windsor Court, Poughkeepsie 12601. Amount: $157,500. Filed Jan. 7. MTGLQ Investors LP. Seller: Geoffrey E. Chanin, Goshen. Property: 45 Underhill Trail, Blooming Grove 10950. Amount: $208,186. Filed Jan. 10. N.D. Associates Inc., New City. Seller: Carlos Torres, Stony Point. Property: in New Windsor. Amount: $68,000. Filed Jan. 9.

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On-Spec Builders Corp., Gardiner. Seller: Emeterio Camacho, et al, Plattekill. Property: 482 New Hurley Road, Wallkill 12589. Amount: $30,000. Filed Jan. 4. Orange Alliance Properties LLC, Wappinger Falls. Seller: Steve Marvin Properties LLC, Suffern. Property: in Ulster. Amount: $345,000. Filed Jan. 10. Professional Building of Monroe LLC, Monroe. Seller: Monroe Professional Building Inc., Monroe. Property: 1 Stage Road, Monroe. Amount: $375,000. Filed Jan. 8. Prospect Estates LLC, Milton. Seller: Joseph Tangney, et al, Chester. Property: in New Paltz. Amount: $270,000. Filed Jan. 7. SDF Capital LLC, Mamaroneck. Seller: Tonja Williams, Wallkill. Property: in Wallkill. Amount: $142,000. Filed Jan. 8.

JANUARY 21, 2019

Facts & Figures Spooky Hollow Properties LLC, Millbrook. Seller: Bridget E. McNulty, Salt Point. Property: in Clinton. Amount: $367,000. Filed Jan. 11. Stonewall Real Estate Development LLC, Beacon. Seller: Robert J. Sofka, et al, Poughkeepsie. Property: in Poughkeepsie. Amount: $105,000. Filed Jan. 11. Swami LLC, Central Valley. Seller: Daniel L. Shea, Central Valley. Property: 3 Oakland Ave., Woodbury. Amount: $175,000. Filed Jan. 9. The Bank of New York Mellon Trust Company N.A. Seller: Kyle W. Barnett, Poughkeepsie. Property: 11 Ash Lane, Hyde Park 12538. Amount: $262,500. Filed Jan. 10. The Bank of New York Mellon. Seller: David Smith, et al, Walden. Property: 17 Brook Road, Walden 12586. Amount: $226,150. Filed Jan. 10. The Bank of New York Mellon. Seller: Robert L. Ostertag, Poughkeepsie. Property: 48 W. Main St., Pawling 12564. Amount: $132,000. Filed Jan. 7. Topviews LLC, Lewes, Delaware. Seller: Robert W. Hopson, Poughkeepsie. Property: in LaGrange. Amount: $137,000. Filed Jan. 10. Tuthilltown Arts Center LLC, New Paltz. Seller: Wolf Soule Realty LLC, Mamaroneck. Property: in Gardiner. Amount: $77,280. Filed Jan. 4. Tuthilltown Corner LLC, New Paltz. Seller: Wolf Soule Realty LLC, Mamaroneck. Property: in Gardiner. Amount: $106,720. Filed Jan. 4. U.S. Bank N.A. Seller: Jennifer S. Echevarria, Walden. Property: 24 Woodland Terrace, Greenwood Lake 10925. Amount: $301,983. Filed Jan. 9. U.S. Bank N.A. Seller: Michelle N. Daly, Hopewell Junction. Property: 18 BFS Lane, Pine Plains 12567. Amount: $289,000. Filed Jan. 8. U.S. Bank N.A. Seller: Rudolph Van Dunk Jr., et al, Otisville. Property: 79 Lake Ave., Otisville 10963. Amount: $160,000. Filed Jan. 11. Vineyard Community Church, Hopewell Junction. Seller: Brenda K. Santoro, et al, Poughkeepsie. Property: 609 Route 82, Hopewell Junction. Amount: $500,000. Filed Jan. 8. Wells Fargo Bank N.A. Seller: Kevin Daniel Bloom, New Windsor. Property: 226 Petticoat Lane, Bloomingburg 12721. Amount: $156,245. Filed Jan. 9.

JANUARY 21, 2019

Whitton North Farm LLC, Red Hook. Seller: Monica S. Wieboldt, New York. Property: in Red Hook. Amount: $910,000. Filed Jan. 10.

Louie Lube Auto Repairs and Sales, New Windsor. $3,559 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

Wild Lands Holding Company LLC, High Falls. Seller: Gerard Drouet, et al, Olivebridge. Property: in Rochester. Amount: $171,500. Filed Jan. 9.

MIPR Hudson Valley Corp., Middletown. $100 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

Wilmington Savings Fund Society FSB. Seller: Teresa A. Sharp, et al, Abingdon, Virginia. Property: 201 Hufcut Road, Middletown 10941. Amount: $183,994. Filed Jan. 8.

Monroe Gulf and Associates LLC, Monroe. $1,339 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

JUDGMENTS

Monroe Landscaping LLC, Monroe. $7,403 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

A and I Quality Auto Sales Inc., Middletown. $10,293 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

Moving Masters Inc., Modena. $4,484 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

AAA Auto and Truck Service LLC, Middletown. $3,288 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

MRLS II Inc., Highland Mills. $10,460 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

Asia Kitchen Inc., Goshen. $5,549 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

Mystic Fire Films and Video Inc., Woodstock. $283 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

Bagel Brothers of Newburgh, Newburgh. $934 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Bagels and Bites, Highland. $23,119 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Clown Magi and Fun Inc., Newburgh. $934 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Crafty Catering Co., Saugerties. $150 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Express Towing and Recovery, New Windsor. $2,000 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Jessis Restaurant, Monroe. $2,495 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Kraftique, Lake Katrine. $982 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Larry and Gene’s Service Center, Kingston. $3,904 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

WCBJ

Paint Xperts Inc., Connelly. $157 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Peace Love Jerky Treats, Saugerties. $156 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Phoenicia Wines and Liquors, Phoenicia. $11,703 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Port Restaurant Equipment and Supply LLC, Port Jervis. $934 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Shamrock Shows and Amusements Inc., Milton. $4,214 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Soulshine Corp., Gardiner. $172 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Ta Carbon Mexican Restaurant Inc., Middletown. $558 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25. Tacos Ricos Corp., Newburgh. $4,228 in favor of the New York State Department of Taxation and Finance, Albany. Filed July 25.

The Cattleman’s Grill Corp., Ellenville. $6,009 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Valley Animal Care DVM PC, Kingston. $234 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8. Zach’s Rentals Inc., West Camp. $175 in favor of the New York State Department of Taxation and Finance, Albany. Filed Jan. 8.

LIS PENDENS The following filings indicated a legal action has been initiated, the outcome of which may affect the title to the property listed. Allt, Dolores J., et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $40,000 affecting property located at 4407 Albany Post Road, Hyde Park 12538. Filed Jan. 3. Any unknown heirs, devisees, distributees or successors in interest of the late Dawn M. Rahm, et al. Filed by M&T Bank. Action: seeks to foreclose on a mortgage to secure $175,000 affecting property located at 147 Barclay Road, Clintondale 12515. Filed Jan. 7.

Brady, Mary, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $195,936 affecting property located at 20 Robin Lane, Kingston 12401. Filed Jan. 9.

Diaz, Edgardo, et al. Filed by Carrington Mortgage Services LLC. Action: seeks to foreclose on a mortgage to secure $303,000 affecting property located at 18 Emily Lane, Monroe 10950. Filed Nov. 9.

Buono, Anthony G., as administrator and heir to the estate of Ralph A. Buono, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $130,000 affecting property located at 14 Greenfield St., Poughkeepsie 12603. Filed Jan. 4.

Elgarten, Monte L., et al. Filed by The Bank of New York Mellon Trust Company N.A. Action: seeks to foreclose on a mortgage to secure $503,000 affecting property located at 52 Horizon Farms Drive, Warwick 10990. Filed Nov. 14.

Burke, Ellen, individually and as surviving spouse of Joseph Burke, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $136,000 affecting property located at 4 Dodd Lane, Otisville 10963. Filed Nov. 19. Byrne, Edward J., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $141,614 affecting property located at 43 Jarrold St., Kingston 12401. Filed Jan. 7. Cangianiello, Francesco, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $135,000 affecting property located at 536 Silver Lake Scotchtown Road, Middletown 10941. Filed Nov. 16.

Barnes, Roderick D., et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $200,000 affecting property located at 327 Mansion St., Poughkeepsie 12601. Filed Jan. 7.

Cenname, Frank C. Jr., individually and as surviving spouse of Judith M. Cenname, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $147,028 affecting property located at 7103 Chelsea Cove Drive North, Hopewell Junction 12533. Filed Jan. 3.

Bertotti, Michael Sr., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $220,000 affecting property located at 4 Sky Drive, Cornwall 12518. Filed Nov. 8.

Chenaphun, Kietipong, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $163,435 affecting property located at 178 Front St., Port Jervis 12771. Filed Nov. 16.

Billings, Patricia, et al. Filed by US. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $100,000 affecting property located at 24 Fortune Road E., Middletown 10941. Filed Nov. 7.

Childs, Timothy A., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $255,290 affecting property located at 20 Esther Place, Ulster 12449. Filed Jan. 4.

Bloom, Kevin D., as executor of the estate of Sam P. Williams, et al. Filed by Citibank N.A. Action: seeks to foreclose on a mortgage to secure $194,000 affecting property located at 21 Academy Ave., Cornwall-on-Hudson 12520. Filed Nov. 13.

Conti, Meredith, et al. Filed by Vanderbilt Mortgage and Finance Inc. Action: seeks to foreclose on a mortgage to secure $196,377 affecting property located at 44 Redwood Drive, Highland Mills 10930. Filed Nov. 8.

Bolobanic, Anselmo, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $198,000 affecting property located at 103 Brook Trail, Greenwood Lake 10925. Filed Nov. 9.

Cooper, Peter, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $216,000 affecting property located at 76 William St., Newburgh 12550. Filed Nov. 16.

Bosch, Ruth, et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $208,328 affecting property located at 98 Prospect Ave., Middletown 10940. Filed Nov. 14.

Demarco, Roberta, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $155,000 affecting property located at 22 Red Barn Lane, Middletown 10940. Filed Nov. 12.

Eljdid, Andrew M., et al. Filed by Lakeview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $330,560 affecting property located at 9 West End Drive, Highland Mills 10930. Filed Nov. 13. Eriole, Joseph P., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $440,443 affecting property located at 4 Carroll Lane, New Paltz 12561. Filed Jan. 7. Espinal, Isabel, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $206,000 affecting property located at 98 Dupont Ave., Newburgh 12550. Filed Nov. 12. Family Trust FBO April Lynn Mitts, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $306,000 affecting property located at 7 Sergio Road, Monroe 10950. Filed Nov. 14. Feliz, Milciades, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $415,015 affecting property located at 31 Hampshire Drive, Blooming Grove 10992. Filed Nov. 8. Formisano, Josephine N., et al. Filed by Hometown Bank of the Hudson Valley. Action: seeks to foreclose on a mortgage to secure $174,000 affecting property located at 115 West St., Newburgh 12550. Filed Nov. 19. Garcia, Juan C., et al. Filed by Navy Federal Credit Union. Action: seeks to foreclose on a mortgage to secure $257,291 affecting property located at 3 Holland Road, Monroe 10950. Filed Nov. 15. Goddard, Angela L., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $135,000 affecting property located at 411-413 Liberty St., Newburgh 12550. Filed Nov. 9. Gulnick, Burton Jr., Ulster County commissioner of finance as administrator of the estate of Tina Marie Vaughan, et al. Filed by the State of New York Mortgage Agency. Action: seeks to foreclose on a mortgage to secure $91,500 affecting property located at 456 First Ave., Kingston 12401. Filed Jan. 8.

Facts & Figures Gutierrez, Heather R., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $355,000 affecting property located at 33 Rockwood Drive, Newburgh 12550. Filed Nov. 8.

Manuel, Jamaine, et al. Filed by Flagstar Bank FSB. Action: seeks to foreclose on a mortgage to secure $181,649 affecting property located at 71 Peach Place, Middletown 10940. Filed Nov. 14.

Power, Garrett, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $288,000 affecting property located at 9 Ayers Court, Bullville 10915. Filed Nov. 8.

Harris, Shawyne T., et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $358,547 affecting property located at 9 Redwood Drive, Highland Mills 10930. Filed Nov. 9.

Maraday, Jason R., et al. Filed by The Bank of New York Mellon. Action: seeks to foreclose on a mortgage to secure $240,800 affecting property located at 136 W. Main St., Walden 12586. Filed Nov. 14.

Recchia, Susan M., et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $300,000 affecting property located at 1947 Route 9W, Milton 12547. Filed Jan. 7.

Heirs and distributees of the estate of Shirley Richard, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $352,500 affecting property located at 17 Lake Ellis Road, Wingdale 12594. Filed Jan. 7.

Martin, Randall, et al. Filed by JPMorgan Chase Bank N.A. Action: seeks to foreclose on a mortgage to secure $230,065 affecting property located at 174 Clinton Corners Road, Salt Point 12578. Filed Jan. 7.

Salmela, Anita H., et al. Filed by New Penn Financial LLC. Action: seeks to foreclose on a mortgage to secure $240,000 affecting property located at 21 Elizabeth Drive, Hopewell Junction 12533. Filed Dec. 28.

Hoffman, Janm individually and as surviving spouse of George Hoffman, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $170,210 affecting property located at 39 Reservoir Ave., Port Jervis 12771. Filed Nov. 19. La Bella, Pauline, as co-executor of the estate of Adrienne Butvinik, et al. Filed by Bank of America N.A. Action: seeks to foreclose on a mortgage to secure $196,800 affecting property located at 46 Highland Ave., Otisville 10963. Filed Nov. 16. Lepore, Anthony, et al. Filed by Nationstar Mortgage LLC. Action: seeks to foreclose on a mortgage to secure $243,000 affecting property located at 483 Route 42, Shandaken 12480. Filed Jan. 9. Lictro, John, et al. Filed by HSBC Bank USA N.A. Action: seeks to foreclose on a mortgage to secure $403,300 affecting property located at 22 Clinton Heights, Salt Point 12578. Filed Jan. 4. Lightfoot, Frank, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $140,000 affecting property located at 82 Frontier Drive, Pine Bush 12566. Filed Jan. 9. Logan, Simon, individually and as administrator of the estate of Doreen Logan, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $225,000 affecting property located at 127 Mulford Road, Greenville 10973. Filed Nov. 13. Lopez, Jose, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $158,000 affecting property located at 23 Hob St., Newburgh 12550. Filed Nov. 13. Malone, Rhonda S., et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $335,000 affecting property located at 2991 Route 9W, Saugerties 12477. Filed Jan. 10.

Mauriello, Alfred P., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $388,000 affecting property located at 17 Leafhaven Court, Middletown 10940. Filed Nov. 9. McNichol, Francis, et al. Filed by PHH Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $234,283 affecting property located at 38 Fudel Drive, Port Jervis 12771. Filed Nov. 7. Ndiaye, Mamadou, et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $264,000 affecting property located at 17 Dogwood Knolls, Highland 12528. Filed Jan. 9. Norton, Jerry R., et al. Filed by Freedom Mortgage Corp. Action: seeks to foreclose on a mortgage to secure $401,149 affecting property located at 4 Griffin Lane, Hopewell Junction 12533. Filed Dec. 31. Orange County commissioner of finance as limited administratrix of the estate of Francis Lyn Curtin, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $250,000 affecting property located at 59 S. Main St., Harriman 10926. Filed Nov. 12. Ortiz, Feliciano, et al. Filed by Flagstar Bank FSB. Action: seeks to foreclose on a mortgage to secure $190,465 affecting property located at 86 Vails Gate Heights Drive, New Windsor 12553. Filed Nov. 7. Payne, Lateef S., et al. Filed by Bayview Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $324,989 affecting property located at 5552 Searsville Road, Pine Bush 12566. Filed Nov. 19. Pietrogallo, Kara E., et al. Filed by Specialized Loan Servicing LLC. Action: seeks to foreclose on a mortgage to secure $56,946 affecting property located at 5 Paddock Place, Newburgh 12550. Filed Nov. 8.

Sawyer, Crispus, et al. Filed by Deutsche Bank National Trust Co. Action: seeks to foreclose on a mortgage to secure $180,400 affecting property located at 162 Dubois St., Newburgh 12550. Filed Nov. 19. Schafer, Kimberly, as heir and distributee of the estate of Joanne Sepulveda, et al. Filed by Reverse Mortgage Funding LLC. Action: seeks to foreclose on a mortgage to secure an unspecified amount affecting property located at 32 Sunset Terrace, Warwick 10990. Filed Nov. 7. Schmidt, William G., et al. Filed by Federal National Mortgage Association. Action: seeks to foreclose on a mortgage to secure $173,043 affecting property located at 6 Terry Circle, Pleasant Valley 12569. Filed Jan. 3. Scores, Robert M., et al. Filed by Wells Fargo Bank N.A. Action: seeks to foreclose on a mortgage to secure $349,125 affecting property located at 88 Velie Road, Lagrangeville 12540. Filed Jan. 3. Smith, Donald, et al. Filed by Select Portfolio Servicing Inc. Action: seeks to foreclose on a mortgage to secure $141,625 affecting property located at 23G Alpine Drive, Wappingers Falls 12590. Filed Jan. 2. Solis, Larry A., et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $97,850 affecting property located at 25 Lutheran St., Newburgh 12550. Filed Nov. 12. Stevens, Kristina, et al. Filed by Ditech Financial LLC. Action: seeks to foreclose on a mortgage to secure $118,400 affecting property located at 1902 Parr Lake Drive, Newburgh 12550. Filed Nov. 9. Swift, Nicole, et al. Filed by U.S. Bank Trust N.A. Action: seeks to foreclose on a mortgage to secure $87,343 affecting property located at 11 Scheffel Lane, Ruby 12475. Filed Jan. 8.

Tannura, Paul Jr., as sole heir to the estate of Sally Tannura, et al. Filed by CIT Bank N.A. Action: seeks to foreclose on a mortgage to secure $435,000 affecting property located at 395 Mullock Road, Middletown 10940. Filed Nov. 19. The estate of Victory Kraus, et al. Filed by TD Bank N.A. Action: seeks to foreclose on a mortgage to secure $25,000 affecting property located at 314 Neversink Drive, Port Jervis 12771. Filed Nov. 15. Unknown heirs at law to the estate of Sandra J. Csorba, et al. Filed by Sterling National Bank. Action: seeks to foreclose on a mortgage to secure $75,000 affecting property located at 21 Carriage Drive, Newburgh 12550. Filed Nov. 9. Wilson, Reid F., et al. Filed by New Penn Financial LLC. Action: seeks to foreclose on a mortgage to secure $247,000 affecting property located at 256 RR 94 S., Warwick 10990. Filed Nov. 7. Yap, Angelina, et al. Filed by MTGLQ Investors LP. Action: seeks to foreclose on a mortgage to secure $108,000 affecting property located at 6 Karpaty Road, Kerhonkson 12446. Filed Jan. 10. Yiapis, Christina, et al. Filed by U.S. Bank N.A. Action: seeks to foreclose on a mortgage to secure $199,500 affecting property located at 52 Main St., Chester 10918. Filed Nov. 19.

Mechanic’s Liens Elye Ben Ester LLC, Monroe, as owner. $15,139 as claimed by Royal Tile Installation Corp., Monroe. Property: in Kiryas Joel. Filed Jan. 9. Ram Hospitality Inc., as owner. $18,057 as claimed by Hospitality Openings Inc., Brooklyn. Property: 21 Schuyler Blvd., Fishkill. Filed Jan. 9.

NEW BUSINESSES This paper is not responsible for typographical errors contained in the original filings.

Sole Proprietorships

Merino’s Construction, 5 Jamison Place, Newburgh 12550, c/o Ivann Merino Garcia. Filed Dec. 12.

Ali Palmatier, LCSW, 17 Railroad Ave., Suite 206, Kingston 12401, c/o Allison Beth Palmatier. Filed Dec. 5.

Mommy’s Little Helper, 66 Ravine St., Kingston 12401, c/o Diana M. Miller. Filed Dec. 10.

Arrow Solutions, 73 Crown St., Apt. 2, Kingston 12401, c/o Jaimie R. Egan. Filed Dec. 7.

Monroe Arts Society, 26 Laura Road, Monroe 10950, c/o Susan Elaine Roth. Filed Dec. 13.

Banks Production, 1189 Maggie Road, Newburgh 12550, c/o Jai R. Fullenweider. Filed Dec. 12.

Octave Music Studio, 211 Vineyard Ave., Highland 12528, c/o Thomas H. Ruud. Filed Dec. 4.

Ben’s Haul Away, 31 Crescent Place, Middletown 10940, c/o Benjamin F. Rogers. Filed Dec. 14.

Peter F. Matera, 2165 Broadway, West Park 12493, c/o Peter F. Matera (attorney). Filed Dec. 7.

Benjamin’s Cleaning Services, 64 Riley Road, New Windsor 12553, c/o Andrew H. Benjamin. Filed Dec. 14.

Peter Weyand Construction Services, 372 New Salem Road, Kingston 12401, c/o Peter G. Weyand. Filed Dec. 10.

Bruno’s Pizza, 3218 Route 9W, Saugerties 12477, c/o Robert T. Bruno. Filed Dec. 7.

Samantha’s Pet Topia, 42 Markle Road, Kerhonkson 12446, c/o Samantha Lyzette Salazar-Mino. Filed Dec. 11.

Cmclean Studios, 86 Henry St., Kingston 12401, c/o Christian Mark McLean. Filed Nov. 30. Crooked Kitchens Macarons, P.O. Box 6323, Kingston 12402, c/o Peter Michael Tollner. Filed Dec. 4. EG Studio, 4 W. Union St., Apt. 1, Kingston 12401, c/o Emily Rose Glascott. Filed Nov. 30. Empire All-Natural Cleaning Service, 888 Samsonville Road, Kerhonkson 12446, c/o Kayla D. Roman. Filed Dec. 5. Gleam and Shine, P.O. Box 571, Pine Hill 12465, c/o Opal M. Fairbairn. Filed Dec. 13. Homegrown Productions, 276 Spillway Road, West Hurley 12491, c/o Desiree A. O’Clair. Filed Nov. 29. Hughes Home Inspection, 41 Hudson Terrace, Marlboro 12542, c/o Zachary Michael Hughes. Filed Nov. 29. Jessica Annunziato Design, 5 Jersey Ave., Greenwood Lake 10925, c/o Jessica Giorgi Anunziato. Filed Dec. 14.

Doing Business As

Kenn Figurelli Construction, 288 Watson Hollow Road, West Shokan 12494, c/o Kenn Figurelli. Filed Dec. 14.

B and L Photo Inc., d.b.a. Neego, 73 Bridge St., Suite 102, Newburgh 12550. Filed Dec. 17.

Kryst Ashly, 37 Tuthill Ave., Ellenville 12428, c/o Kryst A. Notaro. Filed Dec. 13.

Kevin June Inc., d.b.a. Nail Station, 817 Route 17M, Monroe 10950. Filed Dec. 17.

Lyons Trucking, 61 Merritt Ave., Kingston 12401, c/o Scott D. Lyons. Filed Dec. 13.

WCBJ

Seasons Unlimited Landscaping and Excavation, 128 Old Kings Highway, Stone Ridge 12484, c/o Kurt D. Cross. Filed Nov. 29. Simply Natural, 167 Salem St., Port Ewen 12466, c/o Paige Victoria Yavaniski. Filed Nov. 29. Soil Health, 11 Hone St., Kingston 12401, c/o John Edmund Duvall. Filed Nov. 30. Start with Art, 107 Phillies Bridge Road, New Paltz 12561, c/o Celia E. Colucci. Filed Dec. 3. Studio Fitness, 1530 Route 32, Wallkill 12589, c/o Monica Y. McDonough. Filed Dec. 14. Transformative Spacing, 67 Hudson St., First floor, Kingston 12401, c/o Brooke Nelson. Filed Dec. 3. Ulster Handyman, 27 Degraff St., Bloomington 12411, c/o Martin P. Giannukos. Filed Dec. 4. Verofass, 28 Country Lane, Lake Katrine 12449, c/o Veronica R. Fassbender. Filed Dec. 13. Voices of Ecology, P.O. Box 571, Woodstock 12498, c/o Martin L. Korn. Filed Dec. 5. Wanderlusts Key Travel, 124 Creek Side Drive, Shandaken 12480, c/o Renee N. Stanley. Filed Dec. 14. YBM Counseling, 5 Hudson Pointe, Monroe 10950, c/o Berish Mauskopf. Filed Dec. 12.

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WCBJ

LEGAL NOTICES Notice of Formation of Elevated Aesthetics LLC. Art. Of Org. filed with SSNY on 12/7/18. Office Location: Westchester Cty. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 1444 Nepperhan Avenue, Yonkers NY 10703 . Purpose: any lawful purpose. #61976 Arthur New York LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/5/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Smith & Krantz LLP, 122 E. 42nd St., Ste. 1518, NY, NY 10168. General Purpose. #61977 Notice of Formation of Cojita Landscaping LLC.. Art. of Org. filed Sec’y of State (SSNY) 10/05/2017. Location: Westchester County. SSNY designated as agent for service of process on LLC. SSNY shall mail a copy of process to: Alejandro Hernandez. 10 Jefferson Place, Apt. 1A, Mount Vernon, New York 10550. Purpose: Any lawful activity. #61978 Notice of Formation of Empire Limit LLC. Arts. of Org. filed with SSNY on 05/30/2018. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to 420 South Riverside Ave, Suite 123, Croton on Hudson, NY 10520. Purpose: any lawful act or activity. #61979 Notice of Formation of LUMECLUSTER LLC. Art. Of Org. filed with SSNY on 11/27/18. Offc. Loc: 333 Mamaroneck Ave, #473, White Plains, NY 10605. SSNY desig. as agent of the LLC upon whomprocess against it may be served. SSNY shall mail process to the United States Corporation Agents, Inc., 7014 13th Avenue, Suite 202, Brooklyn, NY 11228.. Purpose: art. #61980

Notice of formation of FABATM, LLC. Arts of Org. filed with SSNY on 11/04/2011. Office loc. Westchester County. SSNY designated as agent upon whom process may be served. SSNY shall mail copy of any process to FABATM, LLC, 1057 Hunter Ave, Pelham Manor, NY 10803 #61981 Notice of Formation of Deal Island, LLC Art. Of Org. filed with SSNY on 9/12/18. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 310 Rich Ave, Mount Vernon, NY 10552. Purpose: any lawful purpose. #61982

Notice of Formation of Martinez Accounting and Tax Representation, LLC Art. of Org. filed with SSNY on 12/17/2018. Ofc. Loc: Westchester City. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 203 E. Post Rd. White Plains NY 10601. Purpose: any lawful purpose. #61988 Name of LLC: DeCicco & Sons, LLC Address of LLC: 43 Fifth Avenue, Pelham, NY 10803. County of business: Westchester County, originally filed: 08/12/2014. Agent for Service: Secretary of State. Mail Process to 43 Fifth Avenue, Pelham, NY 10803. Purpose: Any lawful activity. #61989

Sanctuary Property Management, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/10/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 126 Rye Ridge Rd., Harrison, NY 10528 General Purpose. #61983

Bones Car Service, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/6/18. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 39 Sterling Ave., Unit 11, White Plains, NY 10606. General Purpose. #61990

Lincoln Group 232 LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/3/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to PO Box 245, Pound Ridge, NY 10576. General Purpose. #61984

NOTICE OF QUALIFICATION of M & R Restaurant Group LLC. Authority filed with Secy. of State of NY (SSNY) on 10/5/18. Office Loc: Westchester County. LLC formed in DE on 4/9/18. SSNY designated agent upon whom process may be served and shall mail copy of process against LLC to: INCORP SVCS, INC. 919 N. Market St, #950, Wilmington, DE, 19801. Principal business address: 690 Mamaroneck Ave., Mamaroneck, NY 10543. Cert. of LLC filed with Secy. of State of DE loc: 401 Federal St., #3, Dover DE 19901. Purpose: Any lawful activity. #61991

Emmaís Restaurant Group LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 9/26/2017. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 128 Moorland Dr., Scarsdale, NY 10583. General Purpose. #61986

Prince Street Equestrian LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 12/18/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to John Shriber, 141 Prince St., #3, NY, NY 10017. General Purpose. #61993 Notice of Formation of Enlighten Resource of Westchester,LLC. Of Org. filed with SSNY on 03/16/2018 Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC 70 Virginia Road Apt 8B, White Plains, NY, 10603 . Purpose: any lawful purpose. #61994 Notice of Formation of Leaders of the Wave, LLC filed with SSNY 12/28/2018. Office: West. County. SSNY desig. agent of LLC upon whom process against it may be served. SSNY shall mail copy of process to LLC: 10 California Road, Mt. Vernon, NY 10552. Purpose: any lawful act or activity. #61995 Notice of Formation of Bright Future Montessori Daycare, LLC Art. of Org. filed with SSNY on 10/01/2018. Off. Loc.:Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 249 Lee Avenue Yonkers, N.Y 10705. Purpose:any lawful purpose. #61996 ASA Focus Groups, LLC. Filed 12/14/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 243 Park Avenue, Eastchester, NY 10709 Purpose: all lawful #61997

Notice of Formation of Somers Pointe Restaurant & Catering, LLC Art. of Org. filed with SSNY on 1/4/19. Office Location: Westchester Cty. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 19 Elmwood Avenue, West Harrison, NY 10965. Purpose: any lawful purpose. #61998 Notice of Formation of DiNapoli Family Real Estate Fund, LLC Art. of Org. filed with SSNY on 1/4/19. Office Location: Westchester Cty. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 19 Elmwood Avenue, West Harrison, NY 10965. Purpose: any lawful purpose. #61999 Notice of Formation of Delta Tech Systems, LLC, Art. Of Org. filed with SSNY on 12/27/2018. Offc. Loc: Westchester Cty. SSNY desig. as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 308 Tompkins Ave, Mamaroneck, NY 10543. Purpose: any lawful purpose. #62000 Edcon II, LLC. Filed 1/3/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 49 Mount Vernon Avenue, Mount Vernon, NY 10550 Purpose: all lawful #62001 E M V Contracting NY LLC. Filed 12/27/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 3 Westchester View Lane, White Plains, NY 10603 Purpose: all lawful #62002 Good Living Painting Co LLC. Filed 12/28/18 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 50 Dover Lane, Yonkers, NY 10710 Purpose: all lawful #62003

Adriatic Remodeling LLC. Filed 1/2/19 Office: Westchester Co. SSNY designated as agent for process & shall mail to: 372 Central Park Avenue 1B, Scarsdale, NY 10583 Purpose: all lawful #62004 Notice of Formation of Newopps Investors LLC. Art. Of Org. filed with SSNY on 10/16/2017. Offc.Loc: Westchester Cty. SSNY design. as agent of the LLC upon whom process against it may be served.SSNY shall mail process to the LLC,23 David Drive New Rochelle,NY 10804. Purpose:any lawful purpose. #62005 Notice of Formation of V & R Home Improvement LLC. Arts. of Org. filed with SSNY on 01/08/2019. Office location: Westchester County. SSNY designated as agent of LLC upon whom process may be served. SSNY shall mail process to 302 Sherman Ave, Peekskill, NY 10566. Purpose: any lawful act or activity. #62006 NOTICE OF FORMATION of Simply Arranged LLC. Arts of Org filed with SSNY on 12/13/2018. Westchester County. SSNY designated agent of LLC upon whom process may be served and shall mail copy to 152 Heatherdell Road, Ardsley, NY 10502. Purpose: Any lawful act. #62007 Caroline Lasky, LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 11/9/2018. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to Courtney Gahr, 107 Union Ave., Harrison, NY 10603. General Purpose. #62008

Notice is hereby given that an on-premise license, #TBA has been applied for by Harley 29 Inc d/b/a Corner Pocket to sell beer, wine and liquor at retail in an on premises establishment. For on premises consumption under the ABC law at 453 McLean Avenue Yonkers NY 10705. #62011 NOTICE OF FORMATION of perlmutter associates LLC. Arts of Org filed with SSNY on 1/03/2019. Westchester County. SSNY designated agent of LLC upon whom process may be served and shall mail copy to 727 Bedford Road, Bedford Corners New York, 01549. Purpose: Any lawful act. #62012 DonaLina LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/11/19. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 333 Main Street, Armonk, NY 10504. Purpose: Any lawful purpose. # 62013 Crowe Road LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/11/19. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 333 Main Street, Armonk, NY 10504. Purpose: Any lawful purpose. # 62014 LevelSix LLC, Arts of Org. filed with Sec. of State of NY (SSNY) 1/11/19. Cty: Westchester. SSNY desig. as agent upon whom process against may be served & shall mail process to 333 Main Street, Armonk, NY 10504. Purpose: Any lawful purpose. # 62015

NOTICE OF FORMATION of Clar(e)ification MAC, LLC. Arts. of Org. filed with NY Sec. of State (NYSS) 12/18/2018. Exist Date 1/1/2019. Office: Westchester Co. NYSS designated agent upon whom process may be served. NYSS shall mail process to the LLC at 9 William Puckey Drive, Cortlandt Manor, NY 10567. Purpose of LLC: Any lawful purpose. #62010

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