94 recorded events, 1975–2026, from 12 city data systems. The city's paper trail here is mostly 28 ACRIS deeds & mortgages, 14 HPD complaints, 13 311 service requests.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 84% 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 1.9. 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.
1 bedbug-infested unit(s) reported in filings over the last three years.
3 service requests in the last three years. Most common: Special Projects Inspection Team (SPIT) (1) · Illegal Tree Damage (1) · Traffic (1).
$55,506 in permitted construction work filed since 2016 (3 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 (1931) |
| Yes | Six or more residential units (8) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | BK-V-L LIMITED PARTNERSHIP |
| Head officer | SAMY BRAHIMY |
| Managing agent | IBEC BUILDING CORP |
| Last registered | 2025-08-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,581,000 | $711,450 |
| 2026 | $1,765,000 | $794,250 |
| 2027 | $2,117,000 | $952,650 |
The city's market estimate has risen 34% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
| 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 · 700 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Saint Johns Pl / Franklin Av — B45 · 150 ft |
| Citi Bike | Park Pl & Franklin Ave · 550 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.
761 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 |
3 311 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 IBEC BUILDING CORP — 32 buildings, 780 units. Grades across the portfolio: A29 · B2 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 65 Hoyt Street | BK | 158 | A |
| 2170 8 Avenue | MN | 138 | A |
| 167 Clermont Avenue | BK | 111 | B |
| 1307 Pacific Street | BK | 49 | A |
| 686 Fulton Street | BK | 45 | A |
| 181 Rockaway Avenue | BK | 44 | A |
| 2106 Union Street | BK | 32 | A |
| 669 Ralph Avenue | BK | 23 | A |
| 661 Classon Avenue | BK | 14 | A |
| 15 Blake Avenue | BK | 12 | A |
| 150 Tapscott Street | BK | 12 | A |
| 459 Prospect Place | BK | 8 | A |
| 1454 Bedford Avenue | BK | 8 | A |
| 641 Grand Avenue | BK | 8 | A |
| 637 Grand Avenue | BK | 8 | A |
| 471 Prospect Place | BK | 8 | A |
| 1460 Bedford Avenue | BK | 8 | A |
| 757 Franklin Avenue | BK | 8 | A |
| 639 Grand Avenue | BK | 8 | A |
| 424 Prospect Place | BK | 8 | A |
| 759 Franklin Avenue | BK | 8 | A |
| 479 Park Place | BK | 8 | A |
| 761 Franklin Avenue | BK | 8 | A |
| 1450 Bedford Avenue | BK | 8 | A |
| 646 Classon Avenue | BK | 6 | A |
| 653 Classon Avenue | BK | 6 | A |
| 628 Sterling Place | BK | 6 | A |
| 670 Fulton Street | BK | 5 | A |
| 665 Classon Avenue | BK | 4 | A |
| 744 Franklin Avenue | BK | 4 | A |
| 681 Ralph Avenue | BK | 4 | C |
| 636 Classon Avenue | BK | 3 | B |
Most recent mortgage recorded against this lot: $500,000 on 1990-08-06 (lender: Community Preserv Corp), covering 6 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2020-03-09 | Mortgage $1,918,226 — from BK-V-L LIMITED PARTNERSHIP to FIRST REPUBLIC BANK | $1,918,226 | |
| 2020-03-09 | Agreement $4,825,000 — from BK-V-L LIMITED PARTNERSHIP to FIRST REPUBLIC BANK | $4,825,000 | |
| 2020-03-09 | AL&R $4,825,000 — from BK-V-L LIMITED PARTNERSHIP to FIRST REPUBLIC BANK | $4,825,000 | |
| 2013-12-09 | Mortgage $3,300,000 — from BK-V-L LIMITED PARTNERSHIP, C/O KLM CONS to PEOPLE'S UNITED BANK | $3,300,000 | |
| 2008-11-03 | RPTT&RET $914,000 — from BETA STEEL CORP. to WAGMAN, JAMES; BRAHIMY, HESKY; 171 DEVELOPMENT CORP.; KEFALIDIS, ELIAS; BRAHIMY, SAMY; KEF | $914,000 | |
| 1990-08-06 | Mortgage $500,000 — from BK-V-L LIMITED PTRSHP to COMMUNITY PRESERV CORP | $500,000 | |
| 1988-12-22 | Mortgage $500,000 — from BK-V-L LTD to COMMUNITY PRESERV CORP | $500,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 3 | 0 | 0 | 0 | 1 | 4 |
| 2019 | 3 | 0 | 2 | 1 | 1 | 7 |
| 2020 | 0 | 0 | 3 | 4 | 1 | 8 |
| 2021 | 0 | 0 | 3 | 0 | 3 | 6 |
| 2022 | 0 | 0 | 4 | 0 | 2 | 6 |
| 2023 | 0 | 0 | 1 | 2 | 2 | 5 |
| 2024 | 0 | 1 | 2 | 0 | 3 | 6 |
| 2025 | 0 | 0 | 1 | 0 | 3 | 4 |
| 2026 | 0 | 0 | 2 | 0 | 3 | 5 |
Every one of the 94 recorded events, 1975–2026, 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