458 recorded events, 2003–2026, from 15 city data systems. The city's paper trail here is mostly 215 ACRIS deeds & mortgages, 74 311 service requests, 34 DOB permits.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 59% 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 24. 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
| Open HPD violations | 6 total — 1 class C (immediately hazardous), 2 class B, 3 class A. Oldest open since 2025-10-10. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
35 service requests in the last three years. Most common: Noise (8) · Illegal Parking (7) · DOOR/WINDOW (2) · Plumbing (2) · WATER LEAK (2) · Missed Collection (1).
$214,095 in permitted construction work filed since 2016 (5 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 (2004) |
| Yes | Six or more residential units (12) |
| 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) | 285 DRIGGS AVENUE CONDOMINIUM |
| Head officer | CLEMENTINA RUGGIERI |
| Managing agent | CHOICE NY MANAGEMENT |
| Last registered | 2025-09-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $264,785 | $119,154 |
| 2026 | $128,871 | $57,992 |
| 2027 | $306,615 | $137,977 |
The city's market estimate has risen 16% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $410,048 a year ($32.02 per sq ft), operating expenses $184,534 ($14.41 per sq ft), net operating income $225,514. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2013 (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 | Nassau Av — G · 650 ft straight-line (about a 3-minute walk) · station accessibility: none Bedford Av — L · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Driggs Av / Leonard St — B43 · 100 ft |
| Citi Bike | Driggs Ave & Lorimer St · 350 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. 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.
285 Driggs 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 |
35 311 service requests from this address in the last three years — 1 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 CHOICE NY MANAGEMENT — 237 buildings, 6,810 units. Grades across the portfolio: A151 · B39 · C30 · D12 · F1. See the whole portfolio
showing 60 of 237 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-12-29 | Agreement $970,000 — from GW DRIGGS LLC to MERS | $970,000 | |
| 2025-12-19 | Mortgage $665,000 — from GW DRIGGS LLC to MERS | $665,000 | |
| 2025-12-18 | Mortgage $665,000 — from GW DRIGGS LLC to MERS | $665,000 | |
| 2024-08-13 | Mortgage $198,123 — from LAFFILLE, ALICE; MONSEL, GUILLAUME to HOMETAP EQUITY PARTNERS, LLC | $198,123 | |
| 2023-11-17 | Mortgage $1,040,000 — from 285 DRIGGS AVENUE LLC to MERS | $1,040,000 | |
| 2022-07-12 | Deed $1,440,000 — from BRENNER ACKERMAN, OR to LAFFILLE, ALICE; MONSEL, GUILLAUME | $1,440,000 | |
| 2022-07-12 | Mortgage $1,152,000 — from LAFFILLE, ALICE; MONSEL, GUILLAUME to VALLEY NATIONAL BANK | $1,152,000 | |
| 2022-06-21 | Sold for $1,440,000 | $1,440,000 | $120,000 |
| 2021-01-21 | Mortgage $387,000 — from ADKISON, DANIAL; BROSHEARS, CHRISTOPHER J to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $387,000 | |
| 2020-07-30 | Agreement $492,500 — from PATEL, SIDDHARTH to THE UNITED NATIONS FEDERAL CREDIT UNION | $492,500 | |
| 2020-07-30 | Mortgage $11,850 — from PATEL, SIDDHARTH to THE UNITED NATIONS FEDERAL CREDIT UNION | $11,850 | |
| 2018-07-30 | Deed $1,480,000 — from BLUMBERG, MARJAN K; BLUMBERG, DANIEL to ACKERMAN, OR BRENNER | $1,480,000 | |
| 2018-07-18 | Sold for $1,480,000 | $1,480,000 | $123,333 |
| 2017-10-25 | Mortgage $504,000 — from PATEL , SIDDHARTH to JPMORGAN CHASE BANK, N.A. | $504,000 | |
| 2017-10-25 | Deed $630,000 — from MOFFETT, SARAH; IVENS DEMETRIOU, SARAH to PATEL , SIDDHARTH | $630,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 2 | 3 | 7 | 0 | 16 |
| 2018 | 0 | 3 | 5 | 4 | 1 | 13 |
| 2019 | 0 | 1 | 6 | 4 | 1 | 12 |
| 2020 | 0 | 8 | 2 | 5 | 0 | 15 |
| 2021 | 0 | 11 | 10 | 3 | 1 | 25 |
| 2022 | 0 | 6 | 3 | 5 | 0 | 14 |
| 2023 | 1 | 1 | 4 | 4 | 0 | 10 |
| 2024 | 9 | 5 | 10 | 19 | 0 | 43 |
| 2025 | 2 | 3 | 24 | 18 | 2 | 49 |
| 2026 | 0 | 2 | 17 | 8 | 0 | 27 |
Every one of the 458 recorded events, 2003–2026, is laid out year by year in the full report (print-ready).
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