2,354 recorded events, 1988–2026, from 17 city data systems. The city's paper trail here is mostly 1,785 ACRIS deeds & mortgages, 179 311 service requests, 135 DOB violations.
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 68% 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 7.8. In ZIP 11220, 69% of residential buildings hold an A and 6% 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 | 2 total — 1 class C (immediately hazardous), 0 class B, 1 class A. Oldest open since 2026-08-08. |
status snapshot refreshed weekly from HPD records
4 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.
$3,125 in enforcement penalties imposed (ECB/OATH) in the last three years.
39 service requests in the last three years. Most common: Noise (12) · Building/Use (6) · Illegal Dumping (4) · General Construction/Plumbing (3) · HEAT/HOT WATER (2) · PLUMBING (2).
$866,337 in permitted construction work filed since 2016 (17 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 (76) |
| 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) | BAY ROYAL TOWERS CONDOMINIUM |
| Head officer | SELMA LALICIC |
| Managing agent | NARROWS MANAGEMENT |
| Last registered | 2025-08-07 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $185,891 | $83,651 |
| 2026 | $561,001 | $252,450 |
| 2027 | $50,501 | $22,726 |
The city's market estimate has fallen 73% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,341,569 a year ($20.86 per sq ft), operating expenses $670,785 ($10.43 per sq ft), net operating income $670,785. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| 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.
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 | 59 St — N R · 1,050 ft straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 4 Av / 65 St — B9 · 400 ft |
| Citi Bike | 63 St & 5 Ave · 550 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: School of Math, Science, and Healthy Living Middle: J.H.S. 259 William McKinley. 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.
420 28 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 |
39 311 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 NARROWS MANAGEMENT — 85 buildings, 3,159 units. Grades across the portfolio: A66 · B14 · C5. See the whole portfolio
showing 60 of 85 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-03-30 | Deed $590,000 — from LIM, SIEW SENG to CLARK, THOMAS; CACCAMO, JOHN | $590,000 | |
| 2026-03-26 | Sold for $590,000 | $590,000 | $7,763 |
| 2025-10-10 | Deed $638,000 — from BALLADARES, ALEXANDRA; BALLADARES, ALEXANDRIA to ZHANG, QIAOFENG; GUAN, QI | $638,000 | |
| 2025-09-29 | Sold for $638,000 | $638,000 | $8,395 |
| 2025-09-29 | Sold for $638,000 | $638,000 | $8,395 |
| 2025-08-20 | Mortgage $129,900 — from NASH, JAMES to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; ROCKET MORTGAGE LLC | $129,900 | |
| 2025-02-28 | Deed $550,000 — from SONOMA REALTY LLC to LI & GUO FAMILY FOUNDATION, INC. | $550,000 | |
| 2025-02-19 | Sold for $550,000 | $550,000 | $7,237 |
| 2023-11-21 | Mortgage $392,000 — from BRAUNSTEIN, LESLIANNE to MERS, INC.; BANK OF AMERICA, N.A. | $392,000 | |
| 2023-10-17 | Deed $473,800 — from SHEN, NING to XUE, LEO LIPING; XUE, FEI YAN | $473,800 | |
| 2023-10-17 | Mortgage $213,000 — from XUE, FEI YAN; XUE, LEO LIPING to JPMORGAN CHASE BANK, N.A. | $213,000 | |
| 2023-10-05 | Mortgage $100,001 — from NASH, JAMES to ROCKET MORTGAGE LLC | $100,001 | |
| 2023-10-02 | Sold for $473,800 | $473,800 | $6,234 |
| 2023-03-22 | Mortgage $165,000 — from JIANG, XIONG to EAST WEST BANK; MERS | $165,000 | |
| 2023-03-22 | Deed $330,000 — from TONG, VINCENT to JIANG, XIONG | $330,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 7 | 19 | 0 | 28 |
| 2018 | 2 | 2 | 11 | 16 | 2 | 33 |
| 2019 | 11 | 0 | 8 | 54 | 0 | 73 |
| 2020 | 15 | 0 | 19 | 42 | 1 | 77 |
| 2021 | 8 | 2 | 14 | 25 | 0 | 49 |
| 2022 | 9 | 1 | 13 | 44 | 0 | 67 |
| 2023 | 0 | 5 | 13 | 20 | 1 | 39 |
| 2024 | 2 | 1 | 18 | 8 | 0 | 29 |
| 2025 | 2 | 4 | 8 | 23 | 0 | 37 |
| 2026 | 0 | 10 | 43 | 3 | 0 | 56 |
Every one of the 2,354 recorded events, 1988–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11220 · Landlord rankings · How grades work · The map · The Mice Map