908 recorded events, 1969–2026, from 16 city data systems. The city's paper trail here is mostly 380 311 service requests, 284 HPD complaints, 105 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 893.3. In ZIP 11217, 60% of residential buildings hold an A and 6% 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 | 63 total — 19 class C (immediately hazardous), 18 class B, 26 class A. Oldest open since 1984-04-30. |
status snapshot refreshed weekly from HPD records
285 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 64 · winter 2026–27: 8). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$10,650 in enforcement penalties imposed (ECB/OATH) in the last three years.
359 service requests in the last three years. Most common: HEAT/HOT WATER (139) · GENERAL (42) · PLUMBING (28) · General Construction/Plumbing (25) · UNSANITARY CONDITION (17) · Real Time Enforcement (16).
$21,588 in permitted construction work filed since 2016 (2 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 (1884) |
| Yes | Six or more residential units (8) |
| 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) | Piazza 26 LLC |
| Head officer | Michael Sanandaji |
| Managing agent | Fox Management |
| Last registered | 2025-07-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,533,000 | $1,139,850 |
| 2026 | $2,026,000 | $911,700 |
| 2027 | $1,854,000 | $834,300 |
The city's market estimate has fallen 27% between tax years 2025 and 2027.
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.
2 street-flooding or sewer-backup complaints at this address since 2025 (2 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 | Grand Army Plaza — 2 3 · 400 ft straight-line (about a 2-minute walk) · station accessibility: none 7 Av — B Q · 650 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Flatbush Av / 8 Av — B41 B69 · 300 ft |
| Citi Bike | Plaza St West & Flatbush Ave · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 282 Park Slope. 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.
230 St Johns Place
| 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 |
359 311 service requests from this address in the last three years — 139 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.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-07-01 | Deed $1,500,000 — from SAUNDERS, VELTA to PIAZZA 26 LLC | $1,500,000 | |
| 2025-06-23 | Sold for $1,500,000 | $1,500,000 | $187,500 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 5 | 0 | 0 | 5 |
| 2018 | 0 | 1 | 0 | 0 | 0 | 1 |
| 2019 | 0 | 1 | 1 | 1 | 0 | 3 |
| 2020 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2021 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2022 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2023 | 0 | 5 | 2 | 0 | 1 | 8 |
| 2024 | 0 | 6 | 82 | 0 | 0 | 88 |
| 2025 | 1 | 18 | 175 | 2 | 1 | 197 |
| 2026 | 6 | 56 | 494 | 0 | 0 | 556 |
Every one of the 908 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11217 · Landlord rankings · How grades work · The map · The Mice Map