1,289 recorded events, 1968–2026, from 18 city data systems. The city's paper trail here is mostly 386 311 service requests, 322 HPD complaints, 214 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% 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 179.4. In ZIP 10458, 34% of residential buildings hold an A and 24% 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 | 17 total — 7 class C (immediately hazardous), 7 class B, 3 class A. Oldest open since 2011-07-23. |
status snapshot refreshed weekly from HPD records
58 heat or hot-water complaints in the last three years (winter 2023–24: 8 · winter 2024–25: 18 · winter 2025–26: 32). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
70 service requests in the last three years. Most common: HEAT/HOT WATER (28) · Noise (14) · PLUMBING (7) · Illegal Parking (3) · Litter Basket Request (3) · PAINT/PLASTER (2).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1925) |
| Yes | Six or more residential units (10) |
| 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) | 2867 WEBSTER AVENUE |
| Head officer | ANTHONY A PISTILLI |
| Managing agent | PISTILLI MANAGEMENT LLC |
| Last registered | 2025-10-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,656,000 | $745,200 |
| 2026 | $1,488,000 | $669,600 |
| 2027 | $1,737,000 | $781,650 |
The city's market estimate has risen 5% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Ketoland & Serie 54 | Latin American | Grade Pending | Mice evidence |
| Webster Cafe | American | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
2 restaurants · 2 with mice evidence · See them on the Mice Map
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick), shared by 2 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
3 street-flooding or sewer-backup complaints at this address since 2016 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Bedford Park Blvd — B D · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Webster Av / Bedford Park Blvd — Bx41 Bx41-SBS · 100 ft · Select Bus Service |
| Citi Bike | Decatur Ave & Bedford Park Blvd · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: PS/MS 20 P.O.George J. Werdann, III Middle: I.S. 254. 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.
2865 Webster Avenue
| 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
70 311 service requests from this address in the last three years — 28 of them about heat or hot water.
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 PISTILLI MANAGEMENT LLC — 24 buildings, 1,553 units. Grades across the portfolio: A3 · B12 · C8 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 47-50 59 Street | QN | 233 | B |
| 19-19 24 Avenue | QN | 186 | B |
| 140-37 Ash Avenue | QN | 126 | C |
| 180 Franklin Street | BK | 117 | C |
| 26-80 30 Street | QN | 96 | B |
| 170 West Kingsbridge Rd | BX | 91 | B |
| 655 Pelham Parkway North | BX | 86 | C |
| 925 Prospect Place | BK | 82 | B |
| 38-15 Bowne Street | QN | 62 | B |
| 30-56 30 Street | QN | 60 | A |
| 41-06 Case Street | QN | 60 | B |
| 1770 East 172 Street | BX | 46 | B |
| 255 East 18 Street | BK | 42 | C |
| 22-06 38 Street | QN | 39 | B |
| 22-05 37 Street | QN | 38 | B |
| 2226 Loring Place North | BX | 32 | D |
| 31-70 34 Street | QN | 28 | A |
| 2442 Morris Avenue | BX | 28 | A |
| 2333 Loring Place North | BX | 24 | C |
| 2322 Loring Place North | BX | 21 | B |
| 25-20 42 Street | QN | 20 | B |
| 268 West 12 Street | MN | 18 | C |
| 2865 Webster Avenue | BX | 10 | C |
| 30-90 38 Street | QN | 8 | C |
Most recent mortgage recorded against this lot: $1,459,838 on 2015-12-07 (lender: Bankunited, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-01-25 | Agreement $2,400,000 — from 2865 WEBSTER AVENUE LLC to SIGNATURE BANK | $2,400,000 | |
| 2021-01-25 | AL&R $2,400,000 — from 2865 WEBSTER AVENUE LLC to SIGNATURE BANK | $2,400,000 | |
| 2015-12-07 | Deed $3,900,000 — from 2865-2873 WEBSTER LLC to 2865 WEBSTER AVENUE LLC | $3,900,000 | |
| 2015-12-07 | Agreement $2,950,000 — from 2865 WEBSTER AVENUE LLC to BANKUNITED, N.A. | $2,950,000 | |
| 2015-12-07 | AL&R $2,950,000 — from 2865 WEBSTER AVENUE LLC to BANKUNITED, N.A. | $2,950,000 | |
| 2015-12-07 | Mortgage $1,459,839 — from 2865 WEBSTER AVENUE LLC to BANKUNITED, N.A. | $1,459,839 | |
| 2007-12-07 | Deed $2,250,000 — from HAROULA, LLC to 2865-2873 WEBSTER LLC | $2,250,000 | |
| 2007-12-07 | AL&R $1,687,500 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,687,500 | |
| 2007-12-07 | Agreement $1,687,500 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,687,500 | |
| 2007-12-07 | Mortgage $1,183,819 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,183,819 | |
| 2007-12-07 | AL&R $1,687,500 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,687,500 | |
| 2007-12-07 | Agreement $1,687,500 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,687,500 | |
| 2007-12-07 | Mortgage $1,183,819 — from 2865-2873 WEBSTER LLC to CITIBANK, NA | $1,183,819 | |
| 2007-12-07 | Deed $2,250,000 — from HAROULA, LLC to 2865-2873 WEBSTER LLC | $2,250,000 | |
| 1999-06-22 | Mortgage $120,000 — from HAROULA LLC to INDEPENDENCE COMMUNITY BANK | $120,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 2 | 74 | 0 | 10 | 86 |
| 2018 | 4 | 24 | 0 | 8 | 36 |
| 2019 | 4 | 39 | 0 | 12 | 55 |
| 2020 | 0 | 42 | 0 | 3 | 45 |
| 2021 | 1 | 57 | 5 | 3 | 66 |
| 2022 | 4 | 43 | 0 | 5 | 52 |
| 2023 | 7 | 23 | 0 | 5 | 35 |
| 2024 | 4 | 80 | 6 | 7 | 97 |
| 2025 | 2 | 39 | 0 | 7 | 48 |
| 2026 | 0 | 23 | 2 | 8 | 33 |
Every one of the 1,289 recorded events, 1968–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10458 · Landlord rankings · How grades work · The map · The Mice Map