182 recorded events, 1970–2026, from 14 city data systems. The city's paper trail here is mostly 65 311 service requests, 39 ACRIS deeds & mortgages, 20 HPD complaints.
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 59% 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 23.6. 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
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
10 service requests in the last three years. Most common: Noise (5) · Indoor Air Quality (2) · DOOR/WINDOW (1) · GENERAL (1) · Lead (1).
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 (1900) |
| Yes | Six or more residential units (16) |
| 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) | AB & I REALTY MANAGEMENT LLC |
| Head officer | ABRAHAM SCHIFF |
| Managing agent | REGENCY MANAGEMENT LLC |
| Last registered | 2026-01-13 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,451,000 | $652,950 |
| 2026 | $1,675,000 | $753,750 |
| 2027 | $1,453,000 | $653,850 |
The city's market estimate has risen 0% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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.
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 | Botanic Garden — 2 3 4 5 S · 400 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Franklin Av / Saint Johns Pl — B48 · 100 ft |
| Citi Bike | Eastern Pkwy & Franklin Ave (NE Corner) · 450 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.
774 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 |
| Anything else | Anything else |
10 311 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 REGENCY MANAGEMENT LLC — 11 buildings, 72 units. Grades across the portfolio: A3 · B5 · C2 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 774 Franklin Avenue | BK | 16 | A |
| 215 Marion Street | BK | 12 | A |
| 475 Wilson Avenue | BK | 8 | C |
| 477 Wilson Avenue | BK | 8 | B |
| 39 Granite Street | BK | 6 | B |
| 627 Grand Avenue | BK | 6 | B |
| 524 Chauncey Street | BK | 6 | A |
| 310 Bedford Avenue | BK | 4 | B |
| 113 Lynch Street | BK | 3 | B |
| 206 Spencer Street | BK | 2 | D |
| 496 Broadway | BK | 1 | C |
Most recent mortgage recorded against this lot: $287,392 on 2013-04-11 (lender: Provident 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 |
|---|---|---|---|
| 2016-08-26 | Mortgage $1,083,893 — from AB & I REALTY MANAGEMENT LLC to ORITANI FINANCE COMPANY | $1,083,893 | |
| 2016-08-26 | AL&R $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY | $2,000,000 | |
| 2016-08-26 | Agreement $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY | $2,000,000 | |
| 2013-04-11 | Mortgage $287,393 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK | $287,393 | |
| 2013-04-11 | AL&R $1,100,000 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK | $1,100,000 | |
| 2013-04-11 | Agreement $1,100,000 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK | $1,100,000 | |
| 2009-05-15 | Mortgage $499,999 — from AB & I REALTY MANAGEMENT LLC to CONGREGATION BEIS YISROEL | $499,999 | |
| 2005-12-02 | Mortgage $150,000 — from AB&I REALTY & MANAGEMENT LLC to MURILLO, GERARDO | $150,000 | |
| 2004-07-07 | M&CON $600,000 — from AB & I REALTY & MANAGEMENT LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA | $600,000 | |
| 2002-04-26 | Mortgage $375,000 — from AB & I REALTY & MANAGEMENT LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA | $375,000 | |
| 1999-04-12 | Mortgage $225,000 — from SHACO REALTY CORP to EMIGRANT FUNDING CORPORATION | $225,000 | |
| 1996-06-04 | Mortgage $16,610 — from SHACO REALTY CORP to APEX MORTGAGE CORP | $16,610 | |
| 1990-12-07 | Mortgage $180,000 — from SHACO REALTY CORP to NEW JERSEY MTG &INVESTM/ | $180,000 | |
| 1986-08-07 | Mortgage $1,000,000 — from SHACO REALTY CORP to FROGRAVE REALTY CORP | $1,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 0 | 5 | 0 | 2 | 9 |
| 2018 | 0 | 0 | 13 | 0 | 2 | 15 |
| 2019 | 1 | 0 | 5 | 0 | 1 | 7 |
| 2020 | 0 | 0 | 7 | 1 | 1 | 9 |
| 2021 | 0 | 0 | 11 | 0 | 1 | 12 |
| 2022 | 0 | 0 | 3 | 0 | 1 | 4 |
| 2023 | 0 | 1 | 9 | 0 | 2 | 12 |
| 2024 | 0 | 0 | 10 | 0 | 1 | 11 |
| 2025 | 0 | 1 | 6 | 0 | 3 | 10 |
| 2026 | 0 | 0 | 4 | 0 | 2 | 6 |
Every one of the 182 recorded events, 1970–2026, 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