437 recorded events, 1989–2026, from 11 city data systems. The city's paper trail here is mostly 270 ACRIS deeds & mortgages, 118 311 service requests, 12 DOF property sales.
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 77% 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 3.9. In ZIP 11222, 66% of residential buildings hold an A and 5% 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.
43 service requests in the last three years. Most common: Blocked Driveway (36) · Noise (3) · Illegal Parking (1) · Water System (1) · Abandoned Vehicle (1) · UNSANITARY CONDITION (1).
$20,000 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.
| No | Built before 1974 (1990) |
| Yes | Six or more residential units (14) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | FLORENCE COURT CONDOS |
| Head officer | ALEX PORTA |
| Managing agent | D&D MANAGEMENT |
| Last registered | 2026-07-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $874,845 | $52,491 |
| 2026 | $960,868 | $57,652 |
| 2027 | $863,442 | $51,807 |
The city's market estimate has fallen 1% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
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 | Nassau Av — G · 450 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Manhattan Av / Norman Av — B43 B62 · 450 ft |
| Citi Bike | Bedford Ave & Nassau Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 034 Oliver H. Perry. 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.
102 Guernsey Street
| 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 |
43 311 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 D&D MANAGEMENT — 40 buildings, 371 units. Grades across the portfolio: A22 · B9 · C8 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 379 Kings Highway | BK | 31 | A |
| 533 Vanderbilt Avenue | BK | 18 | A |
| 11 Terrace Place | BK | 18 | B |
| 213 Eastern Parkway | BK | 16 | A |
| 649 Washington Avenue | BK | 16 | B |
| 102 Guernsey Street | BK | 14 | A |
| 323 Schermerhorn Street | BK | 13 | A |
| 242 Greene Avenue | BK | 13 | A |
| 8405 13 Avenue | BK | 12 | A |
| 8726 Bay 16 Street | BK | 12 | B |
| 283 Classon Avenue | BK | 12 | B |
| 143 McDonald Avenue | BK | 12 | A |
| 118 Battery Avenue | BK | 12 | B |
| 324 East 4 Street | MN | 11 | A |
| 2384 Ocean Avenue | BK | 10 | B |
| 500 Grand Avenue | BK | 10 | A |
| 5316 14 Avenue | BK | 9 | A |
| 3001 Ft Hamilton Parkway | BK | 9 | A |
| 2881 Cropsey Avenue | BK | 9 | B |
| 259 Ainslie Street | BK | 8 | A |
| 3695 Shore Parkway | BK | 8 | A |
| 119 Atlantic Avenue | BK | 8 | A |
| 727 Prospect Place | BK | 8 | A |
| 10 4 Street | BK | 8 | A |
| 2056 Benson Avenue | BK | 6 | A |
| 2409 East 12 Street | BK | 6 | B |
| 270 Greene Avenue | BK | 6 | A |
| 113 Bay 32 Street | BK | 6 | B |
| 1349 Ovington Avenue | BK | 6 | A |
| 543 16 Street | BK | 6 | A |
| 582 6 Avenue | BK | 6 | D |
| 71 Lexington Avenue | BK | 5 | C |
| 135 28 Avenue | BK | 5 | C |
| 21 Lincoln Place | BK | 4 | A |
| 110 President Street | BK | 4 | C |
| 260 Greene Avenue | BK | 3 | C |
| 288 7 Street | BK | 3 | C |
| 262 Greene Avenue | BK | 3 | C |
| 100 Summit Street | BK | 3 | C |
| 533 Metropolitan Avenue | BK | 2 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-04-02 | Agreement $761,200 — from PORTA, LACIE; PORTA, ALEX to MERS FOR CROSSCOUNTRY MORTGAGE, LLC | $761,200 | |
| 2026-02-26 | Mortgage $22,664 — from PORTA, LACIE; PORTA, ALEX to MERS AS NOMINEE FOR CROSSCOUNTRY MORTGAG | $22,664 | |
| 2025-03-20 | Agreement $427,000 — from PORTA, LACIE; PORTA, ALEX to LOANDEPOT.COM | $427,000 | |
| 2024-11-26 | Deed $655,000 — from PORTA, ALEX; PORTA, LACIE to MASIELLO, CRISTINA | $655,000 | |
| 2024-11-26 | Mortgage $524,000 — from MASIELLO, CRISTINA to MERS | $524,000 | |
| 2024-11-05 | Sold for $655,000 | $655,000 | $46,786 |
| 2024-10-28 | Deed $1,295,000 — from PAVALOW, HANNAH; PAVALOW, RANDEE; SIOW, ALOYSIUS to GONZALEZ, JUAN; BRUNO, CLAUDIA | $1,295,000 | |
| 2024-10-17 | Sold for $1,295,000 | $1,295,000 | $92,500 |
| 2024-06-06 | Deed $1,100,000 — from GREEN, MARY ANN; GREEN, SARAH M; GREEN, PETER W to PORTA, LACIE; PORTA, ALEX | $1,100,000 | |
| 2024-06-06 | Mortgage $750,000 — from PORTA, ALEX; PORTA, LACIE to MERS | $750,000 | |
| 2024-05-22 | Sold for $1,100,000 | $1,100,000 | $78,571 |
| 2022-07-15 | Mortgage $507,500 — from NAFTALY, TSVI; NAFTALY, MAYA to U.S. BANK NATIONAL ASSOCIATION | $507,500 | |
| 2022-07-15 | Deed $725,000 — from SCHLUTER, EMILY; SCHLUTER, WILL; ERNST, EMILY to NAFTALY, TSVI; NAFTALY, MAYA | $725,000 | |
| 2022-06-27 | Sold for $725,000 | $725,000 | $51,786 |
| 2021-10-13 | Agreement $304,000 — from GERSHBERG, MICHELE; VIDAL, YUVAL to CITIBANK, N.A. | $304,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 0 | 4 | 2 | 6 |
| 2018 | 0 | 0 | 6 | 2 | 8 |
| 2019 | 0 | 1 | 11 | 7 | 19 |
| 2020 | 0 | 0 | 8 | 1 | 9 |
| 2021 | 4 | 1 | 19 | 12 | 36 |
| 2022 | 0 | 2 | 9 | 5 | 16 |
| 2023 | 0 | 0 | 9 | 2 | 11 |
| 2024 | 0 | 0 | 30 | 15 | 45 |
| 2025 | 0 | 0 | 13 | 1 | 14 |
| 2026 | 0 | 0 | 2 | 8 | 10 |
Every one of the 437 recorded events, 1989–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11222 · Landlord rankings · How grades work · The map · The Mice Map