481 recorded events, 1980–2026, from 18 city data systems. The city's paper trail here is mostly 126 HPD complaints, 75 311 service requests, 51 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 66% 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 35. In ZIP 11218, 71% of residential buildings hold an A and 6% 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 | 4 total — 4 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2025-01-23. |
status snapshot refreshed weekly from HPD records
19 heat or hot-water complaints in the last three years (winter 2024–25: 10 · winter 2025–26: 9). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
14 service requests in the last three years. Most common: HEAT/HOT WATER (8) · Dirty Condition (2) · Smoking or Vaping (1) · Illegal Parking (1) · Blocked Driveway (1) · Street Light Condition (1).
$8,160 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 (2020) |
| Yes | Six or more residential units (14) |
| 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) | 38 STRATFORD HOLDINGS LLC |
| Head officer | JOEL GRUNWALD |
| Managing agent | JOYLAND MANAGEMENT |
| Last registered | 2025-12-03 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,307,000 | $1,488,150 |
| 2026 | $3,912,000 | $1,760,400 |
| 2027 | $4,088,000 | $1,839,600 |
The city's market estimate has risen 24% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
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.
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 | Fort Hamilton Pkwy — F G · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none Church Av — B Q · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Church Av / Westminster Rd — B35 · 350 ft |
| Citi Bike | Caton Ave & E 10 St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 249 The Caton. 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.
38 Stratford Road
| 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 |
14 311 service requests from this address in the last three years — 8 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 JOYLAND MANAGEMENT — 32 buildings, 1,204 units. Grades across the portfolio: A11 · B13 · C3 · D2 · F2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 275 Lorimer Street | BK | 270 | A |
| 828 Metropolitan Avenue | BK | 136 | B |
| 435 Coney Island Avenue | BK | 128 | B |
| 824 East New York Avenue | BK | 94 | A |
| 271 Lorimer Street | BK | 66 | A |
| 803 Wyckoff Avenue | QN | 54 | A |
| 550 Kingston Avenue | BK | 48 | A |
| 26 Quincy Street | BK | 43 | A |
| 435 Vanderbilt Avenue | BK | 43 | A |
| 378 Grove Street | BK | 39 | A |
| 492 Lefferts Avenue | BK | 38 | B |
| 504 East 11 Street | MN | 32 | B |
| 920 72 Street | BK | 32 | D |
| 1262 Broadway | BK | 29 | A |
| 106-04 Northern Boulevard | QN | 28 | C |
| 570 Nostrand Avenue | BK | 25 | A |
| 38 Stratford Road | BK | 14 | B |
| 486 Lefferts Avenue | BK | 9 | B |
| 488 Lefferts Avenue | BK | 9 | B |
| 77 Steuben Street | BK | 8 | B |
| 1444 Pacific Street | BK | 8 | B |
| 829 Monroe Street | BK | 8 | B |
| 825 Monroe Street | BK | 7 | B |
| 1368 Putnam Avenue | BK | 6 | B |
| 1298 Sterling Place | BK | 6 | D |
| 611 Nostrand Avenue | BK | 6 | B |
| 1044 Decatur Street | BK | 6 | A |
| 762 Miller Avenue | BK | 6 | C |
| 2587A Bainbridge Avenue | BX | 2 | F |
| 472 Chauncey Street | BK | 2 | C |
| 183-01 141 Avenue | QN | 2 | F |
| 263 Skillman Street | BK | — | — |
Most recent mortgage recorded against this lot: $857,906 on 2022-11-29 (lender: Bcb Community Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-11-29 | Mortgage $857,906 — from 38 STRATFORD HOLDINGS LLC to BCB COMMUNITY BANK | $857,906 | |
| 2022-11-29 | Agreement $6,850,000 — from 38 STRATFORD HOLDINGS LLC to BCB COMMUNITY BANK | $6,850,000 | |
| 2022-11-29 | AL&R $6,850,000 — from 38 STRATFORD HOLDINGS LLC to BCB COMMUNITY BANK | $6,850,000 | |
| 2020-09-14 | AL&R $1,457,230 — from 38 STRATFORD HOLDINGS LLC to NORTHEAST COMMUNITY BANK | $1,457,230 | |
| 2020-09-14 | AL&R $4,534,864 — from 38 STRATFORD HOLDINGS LLC to NORTHEAST COMMUNITY BANK | $4,534,864 | |
| 2020-09-14 | Mortgage $4,534,864 — from 38 STRATFORD HOLDINGS LLC to NORTHEAST COMMUNITY BANK | $4,534,864 | |
| 2020-09-14 | Mortgage $1,457,230 — from 38 STRATFORD HOLDINGS LLC to NORTHEAST COMMUNITY BANK | $1,457,230 | |
| 2020-08-28 | Agreement $302,166 — from 25E10BK, LLC to 38 STRATFORD HOLDINGS LLC | $302,167 | |
| 2020-08-28 | Agreement $233,150 — from BURGESS FAMILY RESIDENCE TRUST, DATED 03; BURGESS, TRUSTEE, PRINCESS M; BURGESS, TRUSTEE, to 38 STRATFORD HOLDINGS LLC | $233,150 | |
| 2020-05-20 | Deed $1,545,375 — from BLANK, HELENE E ESQ to PROSPECT HOLDINGS NBMD 2018 LLC | $1,545,375 | |
| 2020-05-13 | Sold for $1,545,375 | $1,545,375 | $110,384 |
| 2006-01-03 | Mortgage $233,397 — from PRYCE, JANET to WASHINGTON MUTUAL BANK, FA | $233,397 | |
| 2006-01-03 | M&CON $673,750 — from PRYCE, JANET to WASHINGTON MUTUAL BANK, FA | $673,750 | |
| 2004-04-29 | Deed $400,000 — from SAMUDA, DINATHA to PRYCE, JANET | $400,000 | |
| 2004-04-29 | Mortgage $388,000 — from PRYCE, JANET to WASHINGTON MUTUAL BANK, F.A. | $388,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 0 | 5 | 3 | 0 | 0 | 8 |
| 2019 | 5 | 3 | 0 | 0 | 5 | 13 |
| 2020 | 17 | 12 | 17 | 14 | 2 | 62 |
| 2021 | 18 | 10 | 2 | 1 | 1 | 32 |
| 2022 | 0 | 4 | 5 | 7 | 0 | 16 |
| 2023 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2024 | 0 | 0 | 4 | 0 | 0 | 4 |
| 2025 | 0 | 0 | 19 | 0 | 0 | 19 |
| 2026 | 0 | 1 | 13 | 0 | 0 | 14 |
Every one of the 481 recorded events, 1980–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11218 · Landlord rankings · How grades work · The map · The Mice Map