NOTICE OF PUBLIC AUCTION SALE OF COOPERATIVE APARTMENT COLLATERAL   PLEASE TAKE NOTICE: BY VIRTUE OF A DEFAULT UNDER A CERTAIN PROPRIETARY LEASE (THE “LEASE”) BY AND BETWEEN CHRISTOPHER RAIMO (THE “LESSEES”) AND IRVINGTON ESTATES OWNERS, INC. (THE “LESSOR”) COVERING APARTMENT 01-1B (THE “APARTMENT”) LOCATED AT 14 SOUTH BROADWAY, IRVINGTON, NEW YORK 10533, WHICH DEFAULT RESULTED IN THE TERMINATION OF THE LEASE, MATTHEW D. MANNION, LICENSED AUCTIONEER (DCA#1434494) OR JOHN O’KEEFE (DCA#2103965), WILL SELL THE 528 SHARES OF STOCK OF THE LESSOR (THE “SHARES”) APPURTENANT TO THE APARTMENT AND ALL THE RIGHT, TITLE AND INTEREST IN AND TO THE LEASE AT PUBLIC AUCTION BEGINNING AT 12:30 P.M. ON NOVEMBER 12, 2025, AT THE OFFICES OF SMITH, BUSS & JACOBS, LLP AT 733 YONKERS AVENUE, SUITE 200, YONKERS, NEW YORK 10704   APARTMENT 01-1B LOCATED AT 14 SOUTH BROADWAY, IRVINGTON, NEW YORK 10533, AND MONTHLY MAINTENANCE $986.01.   THIS SALE IS HELD TO ENFORCE THE RIGHTS OF THE LESSOR AS A HOLDER OF A SECURITY INTEREST IN THE SHARES AND LEASE HEREIN DESCRIBED BASED UPON THE NON-PAYMENT OF MAINTENANCE, LATE CHARGES, ADMINISTRATIVE AND LEGAL FEES. THE LESSOR RESERVES THE RIGHT TO BID/PURCHASE AND REJECT ALL BIDS TO THE EXTENT THAT THE AMOUNT BID FOR THE APARTMENT IS NOT GREATER THAN THE AMOUNT OF THE PAST DUE SUM OWING ON THE APARTMENT. THIS SALE IS SUBJECT TO THE APPROVAL OF THE SUCCESSFUL BIDDER BY THE BOARD OF DIRECTORS OF THE LESSOR. A BANK OR CERTIFIED CHECK OR MONEY ORDER, PAYABLE TO SMITH, BUSS & JACOBS, LLP, ESCROW AGENT, (NO ENDORSED CHECKS OR ENDORSED MONEY ORDERS WILL BE ACCEPTED) IN AN AMOUNT EQUAL TO TEN PERCENT (10%) OF THE SUCCESSFUL BID IS REQUIRED AT KNOCKDOWN TO PURCHASE THE APARTMENT. NO CASH WILL BE ACCEPTED. ALL FUNDS MUST BE EXHIBITED TO THE AUCTIONEER PRIOR TO THE COMMENCEMENT OF BIDDING. UNLESS PROPER FUNDS HAVE BEEN VERIFIED, YOU WILL NOT BE PERMITTED TO BID. THE BALANCE OF THE SUCCESSFUL BID IS PAYABLE AT CLOSING WHICH SHALL BE HELD WITHIN FORTY-FIVE (45) DAYS OF THE AUCTION DATE, TIME BEING OF THE ESSENCE. FOR TERMS AND CONDITIONS CALL, SMITH, BUSS & JACOBS, LLP AT (914) 476-0600 BETWEEN 3:00 - 5:00 P.M. 11764176