788 recorded events, 1983–2026, from 19 city data systems. The city's paper trail here is mostly 214 311 service requests, 157 HPD housing violations, 124 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 63% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 47.7. In ZIP 11205, 49% of residential buildings hold an A and 13% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 141 total — 7 class C (immediately hazardous), 77 class B, 57 class A. Oldest open since 1992-04-07. |
status snapshot refreshed weekly from HPD records
14 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 8 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
53 service requests in the last three years. Most common: UNSANITARY CONDITION (9) · PAINT/PLASTER (7) · HEAT/HOT WATER (6) · Street Condition (5) · PLUMBING (4) · FLOORING/STAIRS (3).
$2,483,400 in permitted construction work filed since 2016 (12 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 (66) |
| 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) | Francine Towers Owners Corp. |
| Head officer | STEVEN OKINE |
| Managing agent | AKAM ASSOCIATES, INC. |
| Last registered | 2025-08-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $6,757,000 | $3,040,650 |
| 2026 | $7,015,000 | $3,156,750 |
| 2027 | $7,941,000 | $3,573,450 |
The city's market estimate has risen 18% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $1,377,677 a year ($24.26 per sq ft), operating expenses $385,591 ($6.79 per sq ft), net operating income $992,086. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 30/100, posted at the entrance by law (2022 disclosure cycle) |
| 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 | Clinton-Washington Avs — G · 750 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: De Kalb Av / Washington Av — B38 · 400 ft |
| Citi Bike | Willoughby Ave & Hall St · 500 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 270 Johann DeKalb. 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.
277 Washington 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 |
53 311 service requests from this address in the last three years — 6 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.
Managed by AKAM ASSOCIATES, INC. — 372 buildings, 55,744 units. Grades across the portfolio: A328 · B33 · C5. See the whole portfolio
showing 60 of 372 buildings
Most recent mortgage recorded against this lot: $2,746,123 on 2018-04-25 (lender: New York Community 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 |
|---|---|---|---|
| 2026-02-06 | RPTT&RET $1,211,000 — from PARK PLACE LLC to HSUEH, GIGI; KURAL, ZEKI | $1,211,000 | |
| 2026-02-02 | Sold for $1,211,000 | $1,211,000 | $18,348 |
| 2025-11-19 | RPTT&RET $750,000 — from VLADECK, ANDREW to DUNLAP, MARGARET; DUNLAP, WILLIAM; BURGESS, LINDA | $750,000 | |
| 2025-11-04 | Sold for $750,000 | $750,000 | $11,364 |
| 2025-09-26 | RPTT&RET $690,000 — from PASTOR, MARIANO to LUTZ, GRACE; ZARRILLO, ZACKARY | $690,000 | |
| 2025-08-13 | RPTT&RET $1,300,000 — from TARMY, JAMES; KACHEL, ANDREW to ALEXANDRE, AMEILE | $1,300,000 | |
| 2025-07-17 | Sold for $1,300,000 | $1,300,000 | $19,697 |
| 2025-07-08 | RPTT&RET $1,045,000 — from LIEBERGESELL, ALEX to GILSON, JAMES M | $1,045,000 | |
| 2025-06-25 | Sold for $1,045,000 | $1,045,000 | $15,833 |
| 2025-06-09 | RPTT&RET $1,300,000 — from EVANGELISTA, FILIPPO to ODENKIRK, NAOMI; ODENKIRK, ROBERT JOHN; ODENKIRK, ERIN | $1,300,000 | |
| 2025-06-05 | Sold for $1,300,000 | $1,300,000 | $19,697 |
| 2025-02-13 | RPTT&RET $699,000 — from STILE, MARIE L; STILE, CHARLES A; STILE, ELIZABETH A to RUSSO, MARY | $699,000 | |
| 2025-01-29 | Sold for $699,000 | $699,000 | $10,591 |
| 2025-01-27 | RPTT&RET $725,000 — from RUAYSAMRAN, JUSTIN to HORTON, GEORGIA L | $725,000 | |
| 2025-01-10 | Sold for $725,000 | $725,000 | $10,985 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 4 | 6 | 5 | 0 | 18 |
| 2018 | 12 | 1 | 31 | 8 | 1 | 53 |
| 2019 | 5 | 4 | 41 | 4 | 4 | 58 |
| 2020 | 4 | 0 | 8 | 4 | 1 | 17 |
| 2021 | 4 | 0 | 29 | 8 | 1 | 42 |
| 2022 | 4 | 3 | 15 | 8 | 2 | 32 |
| 2023 | 3 | 6 | 38 | 9 | 4 | 60 |
| 2024 | 3 | 0 | 37 | 2 | 1 | 43 |
| 2025 | 4 | 1 | 137 | 13 | 6 | 161 |
| 2026 | 0 | 1 | 5 | 2 | 1 | 9 |
Every one of the 788 recorded events, 1983–2026, is laid out year by year in the full report (print-ready).
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