1,341 recorded events, 1966–2026, from 16 city data systems. The city's paper trail here is mostly 701 HPD complaints, 300 311 service requests, 136 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 92% 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 238. In ZIP 11238, 51% of residential buildings hold an A and 10% 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 | 95 total — 12 class C (immediately hazardous), 44 class B, 39 class A. Oldest open since 2012-11-29. |
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.
78 service requests in the last three years. Most common: Food Establishment (25) · UNSANITARY CONDITION (8) · Rodent (6) · WATER LEAK (6) · Illegal Parking (4) · Street Condition (4).
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 (1906) |
| 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) | 728 FRANKLIN PALACE LLC |
| Head officer | SAM BERKOWITZ |
| Managing agent | SAM BERKOWITZ |
| Last registered | 2025-07-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,721,000 | $774,450 |
| 2026 | $1,915,000 | $861,750 |
| 2027 | $2,291,000 | $1,030,950 |
The city's market estimate has risen 33% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Little Zelda | Coffee/Tea | Not yet graded | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 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)
25 Food Establishment complaints to 311 at this address in the last three years (most often: Letter Grading, No Permit or License, Permit/License/Certificate) · 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.
1 street-flooding or sewer-backup complaints at this address since 2023 (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 | Park Pl — S · 350 ft straight-line (about a 2-minute walk) · station accessibility: full Botanic Garden — 2 3 4 5 S · 1,050 ft straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Franklin Av / Sterling Pl — B48 · 150 ft |
| Citi Bike | Park Pl & Franklin Ave · 200 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 316 Elijah Stroud Middle: Elijah Stroud Middle School. 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.
728 Franklin 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 |
78 311 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.
Most recent mortgage recorded against this lot: $2,343,262 on 2015-11-18 (lender: Kearny Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2015-11-18 | AL&R $4,000,000 — from 728 FRANKLIN PALACE LLC to KEARNY BANK | $4,000,000 | |
| 2015-11-18 | Agreement $4,000,000 — from 728 FRANKLIN PALACE LLC to KEARNY BANK | $4,000,000 | |
| 2015-11-18 | Mortgage $2,343,262 — from 728 FRANKLIN PALACE LLC to KEARNY BANK | $2,343,262 | |
| 2011-11-22 | Agreement $1,760,000 — from 728 FRANKLIN PLACE LLC to ARBOR COMMERCIAL FUNDING, LLC | $1,760,000 | |
| 2011-11-22 | Mortgage $761,000 — from 728 FRANKLIN PLACE LLC to ARBOR COMMERCIAL FUNDING, LLC | $761,000 | |
| 2011-04-21 | Mortgage $999,000 — from 728 FRANKLIN PALACE LLC to EASTERN CAPITAL GROUP LLC, ATTN: MR. ROB | $999,000 | |
| 2011-04-21 | Deed $2,200,000 — from FRANKLIN TOWER INC to 728 FRANKLIN PALACE LLC | $2,200,000 | |
| 2007-01-08 | AL&R $1,200,000 — from NEW YORK COMMUNITY BANK to FRANKLIN TOWER INC. | $1,200,000 | |
| 2007-01-08 | Agreement $1,200,000 — from FRANKLIN TOWER INC. to NEW YORK COMMUNITY BANK | $1,200,000 | |
| 2007-01-08 | Mortgage $608,450 — from FRANKLIN TOWER INC. to NEW YORK COMMUNITY BANK | $608,450 | |
| 2004-07-03 | Deed $850,000 — from 728 FRANKLIN REALTY LLC to 23 NY REALTY INC. | $850,000 | |
| 2004-07-03 | ASPM $625,897 — from 728 FRANKLIN REALTY LLC to 23 NY REALTY INC. | $625,897 | |
| 2004-07-03 | Mortgage $100,000 — from 23 NY REALTY INC. to CONGREGATION KHAL YISROEL | $100,000 | |
| 2004-02-10 | Mortgage $630,000 — from 728 FRANKLIN REALTY LLC to NORTH FORK BANK | $630,000 | |
| 2004-02-10 | Agreement $630,000 — from 728 FRANKLIN REALTY LLC to NORTH FORK BANK | $630,000 |
| Year | Enforcement | Housing & tenants | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 1 | 12 | 1 | 14 |
| 2018 | 0 | 9 | 2 | 11 |
| 2019 | 0 | 11 | 2 | 13 |
| 2020 | 0 | 23 | 2 | 25 |
| 2021 | 0 | 47 | 1 | 48 |
| 2022 | 0 | 17 | 2 | 19 |
| 2023 | 0 | 27 | 3 | 30 |
| 2024 | 0 | 77 | 4 | 81 |
| 2025 | 1 | 39 | 6 | 46 |
| 2026 | 1 | 44 | 2 | 47 |
Every one of the 1,341 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11238 · Landlord rankings · How grades work · The map · The Mice Map