738 recorded events, 1967–2026, from 14 city data systems. The city's paper trail here is mostly 517 311 service requests, 73 HPD complaints, 33 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 67% 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 37.7. 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 | 20 total — 1 class C (immediately hazardous), 12 class B, 7 class A. Oldest open since 1997-09-17. |
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.
297 service requests in the last three years. Most common: Noise (274) · Drinking (6) · Illegal Parking (5) · Food Establishment (2) · UNSANITARY CONDITION (2) · Consumer Complaint (2).
$10,000 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 (1925) |
| 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) | 778 FRANKLIN AVE LLC |
| Head officer | JAMES T WALKER |
| Managing agent | James T Walker |
| Last registered | 2025-09-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,588,800 | $714,960 |
| 2026 | $1,588,000 | $714,600 |
| 2027 | $1,900,000 | $855,000 |
The city's market estimate has risen 20% between tax years 2025 and 2027.
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| 95 South | American | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 1 with mice evidence · See them on the Mice Map
2 Food Establishment complaints to 311 at this address in the last three years (most often: Food Spoiled, Rodents/Insects/Garbage) · 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.
2 street-flooding or sewer-backup complaints at this address since 2014 (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 | Botanic Garden — 2 3 4 5 S · 350 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.
778 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 |
297 311 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: $600,000 on 2021-04-30 (lender: Flushing 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 |
|---|---|---|---|
| 2021-04-30 | Mortgage $600,000 — from 778 FRANKLIN AVE LLC to FLUSHING BANK | $600,000 | |
| 2021-04-30 | AL&R $600,000 — from 778 FRANKLIN AVE LLC to FLUSHING BANK | $600,000 | |
| 2008-02-13 | Mortgage $280,000 — from WALKER, JAMES T to GLOBAL EQUITY LENDING | $280,000 | |
| 2002-06-12 | Mortgage $84,190 — from WALKER, JAMES T to GREENPOINT MORTGAGEFUNDING INC | $84,190 | |
| 1997-04-03 | Mortgage $145,000 — from WALKER, JAMES T to GREENPOINT BANK | $145,000 | |
| 1988-12-20 | Mortgage $100,000 — from JOHN, GRETA SPENCER; JOHN, GORDON to WALKER, JAMES | $100,000 | |
| 1988-11-21 | Mortgage $70,000 — from JOHN, GRETA SPENCER; JOHN, GORDON B to GREEN POINT SAVS BANK | $70,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 20 | 15 | 0 | 1 | 39 |
| 2018 | 0 | 3 | 6 | 0 | 1 | 10 |
| 2019 | 0 | 0 | 7 | 0 | 1 | 8 |
| 2020 | 0 | 0 | 4 | 0 | 0 | 4 |
| 2021 | 0 | 0 | 15 | 4 | 1 | 20 |
| 2022 | 0 | 0 | 9 | 0 | 2 | 11 |
| 2023 | 0 | 1 | 130 | 0 | 4 | 135 |
| 2024 | 0 | 0 | 162 | 0 | 3 | 165 |
| 2025 | 0 | 0 | 63 | 0 | 2 | 65 |
| 2026 | 0 | 0 | 57 | 0 | 2 | 59 |
Every one of the 738 recorded events, 1967–2026, 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