308 recorded events, 1970–2026, from 16 city data systems. The city's paper trail here is mostly 121 311 service requests, 55 rodent inspections, 33 ACRIS deeds & mortgages.
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 80% 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 3.3. In ZIP 11205, 49% of residential buildings hold an A and 13% 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.
33 service requests in the last three years. Most common: Noise (21) · Water System (4) · Lead (2) · Illegal Parking (1) · Residential Disposal Complaint (1) · PLUMBING (1).
$50,600 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.
| No | Built before 1974 (2019) |
| Yes | Six or more residential units (16) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 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) | 263 VENTURE LLC |
| Head officer | SAM WURTZBERGER |
| Managing agent | MRE PROPERTY MANAGEMENT |
| Last registered | 2025-07-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,428,000 | $1,092,600 |
| 2026 | $2,976,000 | $1,339,200 |
| 2027 | $3,419,000 | $1,538,550 |
The city's market estimate has risen 41% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
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 | Bedford-Nostrand Avs — G · 600 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Franklin Av / De Kalb Av — B48 · 100 ft |
| Citi Bike | DeKalb Ave & Franklin Ave · 150 ft · station location as of 2026-09-23; live availability |
| Bike facility | Painted bike lane mapped within 75 ft |
| 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.
263 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 |
33 311 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 MRE PROPERTY MANAGEMENT — 28 buildings, 348 units. Grades across the portfolio: A18 · B1 · C5 · D4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 2481 Crotona Avenue | BX | 90 | A |
| 43-25 52nd Street | QN | 60 | A |
| 305 First Avenue | MN | 54 | A |
| 640 Lafayette Avenue | BK | 16 | A |
| 263 Franklin Avenue | BK | 16 | A |
| 343 Menahan Street | BK | 10 | A |
| 108 India Street | BK | 9 | A |
| 1526 Lincoln Place | BK | 8 | A |
| 177 Greenpoint Avenue | BK | 8 | A |
| 150 Grand Street | BK | 6 | A |
| 108 Flushing Avenue | BK | 6 | C |
| 224 Moffat Street | BK | 6 | B |
| 135 Meserole Avenue | BK | 5 | C |
| 128 Woodpoint Road | BK | 5 | A |
| 224 Richardson Street | BK | 5 | A |
| 544 Brooklyn Avenue | BK | 4 | A |
| 351 Warren Street | BK | 4 | C |
| 58 Dupont Street | BK | 4 | A |
| 538 Brooklyn Avenue | BK | 4 | A |
| 130 Huron Street | BK | 4 | A |
| 56 Quincy Street | BK | 4 | C |
| 123 Meserole Avenue | BK | 4 | D |
| 220 North 6th Street | BK | 3 | A |
| 84 Meserole Avenue | BK | 3 | D |
| 212 Montrose Avenue | BK | 3 | D |
| 156 Albany Avenue | BK | 3 | A |
| 229 Clifton Place | BK | 2 | C |
| 805 Monroe St | BK | 2 | D |
Most recent mortgage recorded against this lot: $1,337,750 on 2021-01-05 (lender: Santandar Bank, NA). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-01-05 | Mortgage $1,337,750 — from 263 VENTURE LLC; FRANKLIN AVENUE GROUP LLC to SANTANDAR BANK, NA | $1,337,750 | |
| 2021-01-05 | Agreement $6,700,000 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to SANTANDAR BANK, NA | $6,700,000 | |
| 2019-07-26 | Mortgage $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK | $5,362,250 | |
| 2019-07-26 | AL&R $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK | $5,362,250 | |
| 2018-05-04 | Deed $500,000 — from FRANKLIN AVENUE GROUP LLC to FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC | $500,000 | |
| 2018-04-24 | Sold for $500,000 | $500,000 | $31,250 |
| 1995-06-29 | Mortgage $90,000 — from ASTAFANOUS, AMIR SAMY to BASSOLINO, DONALD; BASSOLINO, GEORGE JR | $90,000 | |
| 1984-10-25 | Mortgage $50,000 — from BASSOLINO, GEORGE JR; BASSOLINO, DONALD to RUSSO, ANNE P | $50,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 0 | 1 | 1 | 8 | 12 |
| 2018 | 2 | 0 | 0 | 2 | 7 | 11 |
| 2019 | 20 | 15 | 2 | 4 | 5 | 46 |
| 2020 | 4 | 1 | 2 | 1 | 1 | 9 |
| 2021 | 0 | 4 | 64 | 5 | 1 | 74 |
| 2022 | 0 | 3 | 38 | 0 | 3 | 44 |
| 2023 | 0 | 6 | 11 | 0 | 2 | 19 |
| 2024 | 0 | 0 | 8 | 0 | 2 | 10 |
| 2025 | 0 | 1 | 19 | 0 | 2 | 22 |
| 2026 | 0 | 0 | 11 | 0 | 2 | 13 |
Every one of the 308 recorded events, 1970–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11205 · Landlord rankings · How grades work · The map · The Mice Map