289 recorded events, 2006–2026, from 13 city data systems. The city's paper trail here is mostly 125 311 service requests, 52 HPD housing violations, 51 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 98% 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 106.8. In ZIP 11222, 66% of residential buildings hold an A and 5% 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 | 8 total — 2 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2019-04-18. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2025–26: 4).
No bedbug-infested units reported in the last three years of filings.
46 service requests in the last three years. Most common: Illegal Dumping (12) · Missed Collection (5) · Outdoor Dining (5) · Dirty Condition (5) · Illegal Parking (4) · Food Establishment (4).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1928) |
| No | Six or more residential units (5) |
| 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) | L&S Properties 4 LLC |
| Head officer | STEVE BRESKIN |
| Managing agent | Safeguard Realty Management |
| Last registered | 2025-10-14 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,513,000 | $680,850 |
| 2026 | $1,646,000 | $740,700 |
| 2027 | $1,900,000 | $855,000 |
The city's market estimate has risen 26% between tax years 2025 and 2027.
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Pie Corps | Bakery Products/Desserts | A | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick)
4 Food Establishment complaints to 311 at this address in the last three years (most often: Pet/Animal) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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 · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: none Graham Av — L · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Meeker Av / Kingsland Av — B24 · 400 ft |
| Citi Bike | Driggs Ave & N Henry St · 300 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. 110 The Monitor. 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.
77 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
46 311 service requests from this address in the last three years — 2 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 SAFEGUARD REALTY MANAGEMENT — 57 buildings, 439 units. Grades across the portfolio: A24 · B13 · C11 · D6. See the whole portfolio
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-10-26 | AL&R $1,450,000 — from MDB HOLDINGS GROUP LLC; L & S PROPERTIES 4 LLC to SIGNATURE BANK | $1,450,000 | |
| 2022-10-26 | Agreement $1,450,000 — from L & S PROPERTIES 4 LLC; MDB HOLDINGS GROUP LLC to SIGNATURE BANK | $1,450,000 | |
| 2022-10-26 | Mortgage $415,610 — from MDB HOLDINGS GROUP LLC; L & S PROPERTIES 4 LLC to SIGNATURE BANK | $415,610 | |
| 2022-10-26 | Deed $923,591 — from JABA GROUP LLC; ATKINS, LINDA to MDB HOLDING GROUP LLC | $923,591 | |
| 2022-10-05 | Sold for $923,591 | $923,591 | $184,718 |
| 2015-09-09 | Agreement $1,100,000 — from LUCKY DRIGGS LLC to NEW YORK COMMUNITY BANK | $1,100,000 | |
| 2015-09-09 | Mortgage $306,077 — from LUCKY DRIGGS LLC to NEW YORK COMMUNITY BANK | $306,077 | |
| 2011-08-29 | Mortgage $31,555 — from LUCKY DRIGGS LLC to NEW YORK COMMUNITY BANK | $31,555 | |
| 2011-08-29 | Agreement $850,000 — from LUCKY DRIGGS LLC to NEW YORK COMMUNITY BANK | $850,000 | |
| 2011-08-29 | AL&R $850,000 — from LUCKY DRIGGS LLC to NEW YORK COMMUNITY BANK | $850,000 | |
| 2008-12-24 | AL&R $849,308 — from LUCKY CASHEW ASSOCIATES, L.P. to COUNTRY BANK | $849,308 | |
| 2008-12-24 | Agreement $849,308 — from LUCKY CASHEW ASSOCIATES, L.P. to COUNTRY BANK | $849,308 | |
| 2008-12-24 | Mortgage $400,092 — from LUCKY CASHEW ASSOCIATES, L.P. to COUNTRY BANK | $400,092 | |
| 2007-02-06 | Mortgage $450,000 — from LUCKY CASHEW ASSOCIATES, L.P. to COUNTRY BANK | $450,000 | |
| 2007-02-06 | AL&R $450,000 — from LUCKY CASHEW ASSOCIATES, L.P. to COUNTRY BANK | $450,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 1 | 0 | 0 | 1 |
| 2018 | 0 | 3 | 0 | 0 | 3 |
| 2019 | 0 | 16 | 0 | 1 | 17 |
| 2020 | 0 | 8 | 0 | 0 | 8 |
| 2021 | 0 | 5 | 0 | 0 | 5 |
| 2022 | 0 | 8 | 8 | 0 | 16 |
| 2023 | 1 | 21 | 0 | 0 | 22 |
| 2024 | 0 | 6 | 7 | 2 | 15 |
| 2025 | 0 | 39 | 2 | 0 | 41 |
| 2026 | 0 | 17 | 0 | 2 | 19 |
Every one of the 289 recorded events, 2006–2026, 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