215 recorded events, 2012–2026, from 13 city data systems. The city's paper trail here is mostly 78 311 service requests, 42 ACRIS deeds & mortgages, 26 DOB permits.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 82% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 10. In ZIP 11249, 60% of residential buildings hold an A and 7% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 2 total — 0 class C (immediately hazardous), 0 class B, 2 class A. Oldest open since 2025-06-13. |
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.
26 service requests in the last three years. Most common: Noise (8) · Litter Basket Request (4) · Street Condition (3) · Food Establishment (2) · Snow or Ice (2) · Illegal Posting (1).
$113,000 in permitted construction work filed since 2016 (4 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 (2014) |
| No | Six or more residential units (5) |
| No | 421-a / J-51 tax benefit on the current tax roll |
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 265 Wythe Avenue Condominium |
| Head officer | Fabrizio Ferri |
| Managing agent | BEDFORD MANAGEMENT COMPANY |
| Last registered | 2026-04-30 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $201,241 | $90,559 |
| 2026 | $521,235 | $234,556 |
| 2027 | $866,341 | $389,853 |
The city's market estimate has risen 330% between tax years 2025 and 2027.
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 2015 (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 Av — L · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: full Marcy Av — J M Z · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Grand St / Wythe Av — Q59 · 150 ft |
| Citi Bike | Grand St & Wythe Ave · 50 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. 084 Jose De Diego. 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.
265 Wythe 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 |
26 311 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 BEDFORD MANAGEMENT COMPANY — 66 buildings, 530 units. Grades across the portfolio: A33 · B21 · C10 · D1. See the whole portfolio
showing 60 of 66 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-08-16 | Deed $3,750,000 — from EBH CONCEPT LLC to POLVERELLI, GERALDINA; FERRI, FABRIZIO | $3,750,000 | |
| 2023-08-04 | Sold for $3,750,000 | $3,750,000 | $750,000 |
| 2022-12-16 | Deed $630,000 — from EBH CONCEPT LLC to MATTONE, LLC | $630,000 | |
| 2022-12-07 | Sold for $630,000 | $630,000 | $126,000 |
| 2022-04-04 | Mortgage $1,300,000 — from YAO, MAE; ROSENBERG, JOSEPH to WELLS FARGO BANK NA | $1,300,000 | |
| 2022-01-05 | Deed $565,000 — from EBH CONCEPT LLC to FERRI, FABRIZIO; POLVERELLI, GERALDINA | $565,000 | |
| 2022-01-05 | Mortgage $452,000 — from POLVERELLI, GERALDINA; FERRI, FABRIZIO to EBH CONCEPT LLC | $452,000 | |
| 2021-12-16 | Sold for $565,000 | $565,000 | $113,000 |
| 2018-10-17 | Agreement $998,000 — from YAO, MAE; ROSENBERG, JOSEPH to ALLIANT CREDIT UNION | $998,000 | |
| 2018-10-17 | Mortgage $5,414 — from ROSENBERG, JOSEPH; YAO, MAE to ALLIANT CREDIT UNION | $5,414 | |
| 2017-06-05 | Mortgage $1,000,000 — from YAO, MAE; ROSENBERG, JOSEPH to GUARANTEED RATE | $1,000,000 | |
| 2017-02-06 | Deed $2,545,625 — from 265 WYTHE LLC to ROSENBERG, JOSEPH; YAO, MAE | $2,545,625 | |
| 2017-01-27 | Deed $2,698,362 — from 265 WYTHE, LLC to FERRI, FABRIZIO; POLVERELLI, GERALDINA | $2,698,363 | |
| 2017-01-27 | Mortgage $1,987,500 — from POLVERELLI, GERALDINA; FERRI, FABRIZIO to MERS | $1,987,500 | |
| 2017-01-13 | Sold for $2,698,362 | $2,698,362 | $539,672 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 6 | 3 | 4 | 21 | 0 | 34 |
| 2018 | 0 | 2 | 11 | 3 | 0 | 16 |
| 2019 | 0 | 1 | 6 | 0 | 3 | 10 |
| 2020 | 0 | 1 | 15 | 0 | 0 | 16 |
| 2021 | 0 | 0 | 7 | 1 | 0 | 8 |
| 2022 | 4 | 0 | 7 | 5 | 0 | 16 |
| 2023 | 0 | 0 | 4 | 5 | 0 | 9 |
| 2024 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2025 | 0 | 0 | 12 | 0 | 0 | 12 |
| 2026 | 0 | 0 | 14 | 0 | 0 | 14 |
Every one of the 215 recorded events, 2012–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11249 · Landlord rankings · How grades work · The map · The Mice Map