815 recorded events, 2001–2026, from 18 city data systems. The city's paper trail here is mostly 373 311 service requests, 133 HPD complaints, 88 HPD housing violations.
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 55% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 31.3. In ZIP 11211, 58% of residential buildings hold an A and 7% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 9 total — 1 class C (immediately hazardous), 4 class B, 4 class A. Oldest open since 2023-05-22. |
status snapshot refreshed weekly from HPD records
75 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 66 · winter 2025–26: 7). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
189 service requests in the last three years. Most common: HEAT/HOT WATER (34) · Graffiti (20) · UNSANITARY CONDITION (18) · WATER LEAK (17) · Illegal Parking (13) · Noise (10).
$603,120 in permitted construction work filed since 2016 (9 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 (2016) |
| Yes | Six or more residential units (80) |
| 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) | 781 METROPOLITAN AVE JV LLC |
| Head officer | RON VAKSIN |
| 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 | $16,166,937 | $7,275,122 |
| 2026 | $17,109,937 | $7,699,472 |
| 2027 | $19,517,937 | $8,783,072 |
The city's market estimate has risen 21% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 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 $2,885,165 a year ($34.43 per sq ft), operating expenses $1,153,898 ($13.77 per sq ft), net operating income $1,731,267. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 82/100 (2022 disclosure cycle) |
| Facade (Local Law 11) | SAFE (cycle 9) |
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.
2 street-flooding or sewer-backup complaints at this address since 2018 (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 | Graham Av — L · 350 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Woodpoint Rd / Conselyea St — B24 · 250 ft |
| Citi Bike | Graham Ave & Conselyea St · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 132 The Conselyea School. 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.
785 Metropolitan 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 |
189 311 service requests from this address in the last three years — 34 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 |
|---|---|---|---|
| 2018-01-11 | Mortgage $8,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $8,000,000 | |
| 2018-01-11 | AL&R $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 | |
| 2018-01-11 | Agreement $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 | |
| 2018-01-11 | Mortgage $8,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $8,000,000 | |
| 2018-01-11 | AL&R $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 | |
| 2018-01-11 | Agreement $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 | |
| 2018-01-11 | Mortgage $8,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $8,000,000 | |
| 2018-01-11 | AL&R $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 | |
| 2018-01-11 | Agreement $42,000,000 — from 781 METROPOLITAN AVE JV LLC to SIGNATURE BANK | $42,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 8 | 14 | 12 | 8 | 1 | 43 |
| 2018 | 1 | 1 | 42 | 36 | 4 | 84 |
| 2019 | 1 | 2 | 46 | 0 | 6 | 55 |
| 2020 | 11 | 3 | 20 | 0 | 1 | 35 |
| 2021 | 5 | 3 | 39 | 0 | 1 | 48 |
| 2022 | 3 | 0 | 55 | 0 | 0 | 58 |
| 2023 | 5 | 1 | 77 | 0 | 1 | 84 |
| 2024 | 2 | 1 | 134 | 6 | 2 | 145 |
| 2025 | 0 | 0 | 133 | 0 | 0 | 133 |
| 2026 | 0 | 0 | 37 | 0 | 0 | 37 |
Every one of the 815 recorded events, 2001–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11211 · Landlord rankings · How grades work · The map · The Mice Map