420 recorded events, 1990–2026, from 15 city data systems. The city's paper trail here is mostly 266 ACRIS deeds & mortgages, 39 DOB violations, 29 311 service requests.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 54% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 20. In ZIP 10013, 70% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 2 total — 0 class C (immediately hazardous), 0 class B, 2 class A. Oldest open since 2025-06-04. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
4 service requests in the last three years. Most common: Noise (2) · Illegal Parking (1) · Obstruction (1).
$156,000 in permitted construction work filed since 2016 (4 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1909) |
| Yes | Six or more residential units (6) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 11 VESTRY CONDOMINIUMS |
| Head officer | GIANLUIGI ESPOSITO |
| Managing agent | DELKAP MANAGEMENT |
| Last registered | 2025-12-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,745,791 | $785,606 |
| 2026 | $2,077,932 | $935,069 |
| 2027 | $2,898,645 | $1,304,390 |
The city's market estimate has risen 66% between tax years 2025 and 2027.
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Canal St — 1 · 300 ft straight-line (about a 1-minute walk) · station accessibility: none Canal St — A C E · 500 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Varick St / Watts St — M20 · 500 ft |
| Citi Bike | Laight St & Hudson St · 200 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 234 Independence School Middle: M.S. 297. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
11 Vestry Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
4 311 service requests from this address in the last three years.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by DELKAP MANAGEMENT — 34 buildings, 2,118 units. Grades across the portfolio: A26 · B4 · C4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 32-45 91 Street | QN | 330 | A |
| 2220 Burnett Street | BK | 264 | A |
| 86-10 151 Avenue | QN | 161 | B |
| 88-25 155 Avenue | QN | 149 | A |
| 92-28 Queens Boulevard | QN | 112 | A |
| 155-34 84 Street | QN | 100 | B |
| 90-06 153 Avenue | QN | 100 | A |
| 85-14 Broadway | QN | 96 | A |
| 153-25 88 Street | QN | 81 | A |
| 88-32 155 Avenue | QN | 80 | A |
| 87 62 Avenue | QN | 78 | A |
| 153-43 82 Street | QN | 72 | A |
| 129 Beach 118 Street | QN | 68 | A |
| 168 Beach 101 Street | QN | 66 | A |
| 42-52 Layton Street | QN | 48 | A |
| 130 Beach 121 Street | QN | 48 | A |
| 65-15 Alderton Street | QN | 45 | A |
| 83-75 117 Street | QN | 39 | A |
| 94-11 69 Avenue | QN | 32 | A |
| 3171 Whitney Avenue | BK | 28 | A |
| 42-51 Hunter Street | QN | 24 | A |
| 138 Beach 92 Street | QN | 20 | A |
| 1-68 Beach 101 Street | QN | 12 | A |
| 35-14 77 Street | QN | 11 | A |
| 35-28 77 Street | QN | 11 | A |
| 2371 Hughes Avenue | BX | 9 | C |
| 28-21 36 Street | QN | 8 | A |
| 15 West 94 Street | MN | 7 | A |
| 11 Vestry Street | MN | 6 | A |
| 17 West 94 Street | MN | 4 | B |
| 183 Beach 117 Street | QN | 3 | C |
| 133 West 136 Street | MN | 2 | C |
| 154 Court Street | BK | 2 | B |
| 108-49 63 Drive | QN | 2 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-05-30 | Mortgage $1,700,000 — from BAKHTIARI, NINA; BAKHTIARI, NINA to BANK OF AMERICA, N.A. | $1,700,000 | |
| 2024-05-30 | Mortgage $1,700,000 — from BAKHTIARI, NINA; BAKHTIARI, NINA to BANK OF AMERICA, N.A. | $1,700,000 | |
| 2023-09-12 | Deed $4,650,000 — from DISNEY, JAMES A; LEONDARIDIS, ARIANE to BAKHTIARI, NINA | $4,650,000 | |
| 2023-09-12 | Deed $4,650,000 — from DISNEY, JAMES A; LEONDARIDIS, ARIANE to BAKHTIARI, NINA | $4,650,000 | |
| 2023-08-29 | Sold for $4,650,000 | $4,650,000 | $775,000 |
| 2023-08-29 | Sold for $4,650,000 | $4,650,000 | $775,000 |
| 2023-01-09 | Mortgage $660,000 — from LANDSMAN, RANDY Y; LANDSMAN, ROBIN to SHERWOOD, SCOTT; PIVNIK, JEROME | $660,000 | |
| 2018-04-30 | Agreement $1,000,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; LEONDARIDIS, ARIANE; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $1,000,000 | |
| 2018-04-30 | Mortgage $500,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $500,000 | |
| 2018-04-30 | Agreement $1,000,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; LEONDARIDIS, ARIANE; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $1,000,000 | |
| 2018-04-30 | Agreement $1,000,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; LEONDARIDIS, ARIANE; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $1,000,000 | |
| 2018-04-30 | Mortgage $500,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $500,000 | |
| 2018-04-30 | Mortgage $500,000 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A; DISNEY, JAMES A to CITIBANK NA; CITIBANK NA | $500,000 | |
| 2016-10-26 | Agreement $2,082,362 — from DISNEY, JAMES A; LEONDARIDIS, ARIANE to CITIBANK, N.A. | $2,082,362 | |
| 2016-10-26 | Mortgage $20,630 — from LEONDARIDIS, ARIANE; DISNEY, JAMES A to CITIBANK, N.A. | $20,630 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 4 | 3 | 2 | 2 | 15 |
| 2018 | 2 | 6 | 7 | 6 | 2 | 23 |
| 2019 | 0 | 5 | 2 | 0 | 0 | 7 |
| 2020 | 0 | 0 | 5 | 0 | 1 | 6 |
| 2021 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2022 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2023 | 0 | 7 | 3 | 14 | 1 | 25 |
| 2024 | 0 | 3 | 1 | 6 | 0 | 10 |
| 2025 | 4 | 1 | 3 | 0 | 0 | 8 |
| 2026 | 1 | 0 | 4 | 0 | 0 | 5 |
Every one of the 420 recorded events, 1990–2026, is laid out year by year in the full report (print-ready).
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