Every entry below is a recorded deed naming this entity, from ACRIS public records. The deed record here begins in 2025.
Latest recorded deed 2025-09-26
This entity is part of the Phantom Capital network →
PHANTOM CAPITAL 22 LLC appears as the buyer of record on 2 NYC deeds in the ACRIS record PulseCities holds. Those deeds run from August 21, 2025 to September 26, 2025, a span of 1 month. They cover 2 distinct tax lots. Stated consideration across the priced deeds totals $1.4M, an average of $705K per deed. The largest single purchase is 718 Garden Street at $825K. Deeds recorded through July 31, 2026, the most recent day the city has published. A deed signed after that date has not been published yet and cannot appear here.
Conveyances where this entity is the grantee, newest first
A chain of title is the ordered list of conveyances that moved a property from one owner of record to the next. PHANTOM CAPITAL 22 LLC is the grantee on 2 links in that chain, recorded between August 21, 2025 and September 26, 2025. Its most recent conveyance is ACRIS document 2025100900191001 on 718 Garden Street, recorded September 26, 2025. Follow any address above for the whole chain on that building, including the deeds either side of this one and the party opposite. PulseCities holds ACRIS deeds recorded from 2025 onward, so these are the recent end of a chain rather than the whole of it. For a full title search the city's own ACRIS system is the record of authority. Source: NYC ACRIS, current through July 31, 2026.
Two of the buildings are residential, carrying 5 residential units between them. City records date them between 1901 and 1997. One building has unresolved HPD or DOB violations on file. None appear in the DHCR rent-stabilization registrations PulseCities holds.
The deeds list a mailing address for PHANTOM CAPITAL 22 LLC at 825 Northern Blvd Ste 303, Great Neck, NY. 5 separate buying entities in the deed record file from that same address. That can mean one operation holding buildings one LLC at a time, or simply a managing agent, attorney or title company filing on behalf of clients who have nothing to do with each other. The deed does not say which. A mailing address on a deed is where the filing said to send paper. It is not proof of who controls the entity.
New York registers PHANTOM CAPITAL 22 LLC as a domestic limited liability company, DOS ID 7688653, formed in New York and first filed on August 18, 2025. Service of process is designated to Ronald Kandov at 825 Northern Blvd, Great Neck, NY. That is the name the state sends legal papers to, which is the closest the public record comes to naming who stands behind the company. It is not the same as a member or an owner. 48 buying entities in the deed record designate that same name. Shared process agents cluster the way shared filing addresses do, and with the same caveat: a managing agent or an attorney serves clients who have nothing to do with each other.
The purchases sit in 2 ZIP codes. The heaviest concentration is 10457 (East Tremont), with 1 recorded deed. The rest: Pelham Bay 10469 (1). On the PulseCities displacement index, the highest-pressure ZIP it buys in is 10457 at 54.9 out of 100, against a citywide median of 31.6. Two of its ZIP codes sit above that median. Each of those neighborhoods carries its own displacement signals. Signals for 10457 →
The first deed PulseCities holds for PHANTOM CAPITAL 22 LLC was recorded August 21, 2025, the most recent September 26, 2025, in 2 different calendar months. No deed in the current record names this entity as the seller, so nothing here has been resold inside the window.
When this company records another NYC deed, buying or selling, it shows up in a weekly email. Quiet weeks send nothing.
PHANTOM CAPITAL 22 LLC appears as the buyer of record on 2 deeds covering 2 tax lots in the ACRIS record PulseCities holds. A deed names who took title, so this is what the public record shows rather than a full ownership picture: property held through other entities does not appear on this page.
Stated consideration on the priced deeds totals $1.4M across 2 deeds, the largest being $825K for 718 Garden Street. Stated consideration is the figure filed with the deed. Deeds recorded at $0 are usually transfers between related parties.
Its recorded purchases fall in 2 ZIP codes, concentrated in 10457, East Tremont, where 1 deed is on record. Each neighborhood page carries the displacement signals for that ZIP.
ACRIS names PHANTOM CAPITAL 22 LLC as the grantee and stops there, because New York does not require an LLC to name its managing member on a deed. The state register adds what it can: DOS ID 7688653, and a registered agent for service of process: Ronald Kandov. Membership itself is not filed with New York, so neither record names a beneficial owner.
Yes. PulseCities groups it into the Phantom Capital operator network, which clusters entities that share a registered address or principal in the public record.
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A deed names a buyer or seller of record. This page describes documents, not conduct, and makes no claim of wrongdoing. How PulseCities reads the record →