255 recorded events, 1975–2026, from 16 city data systems. The city's paper trail here is mostly 78 HPD housing violations, 61 311 service requests, 54 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 97% 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 502. In ZIP 11209, 84% of residential buildings hold an A and 3% 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 | 37 total — 11 class C (immediately hazardous), 17 class B, 9 class A. Oldest open since 2021-02-19. |
status snapshot refreshed weekly from HPD records
19 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 6 · winter 2025–26: 5). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
12 service requests in the last three years. Most common: HEAT/HOT WATER (8) · UNSANITARY CONDITION (2) · Noise (1) · Damaged Tree (1).
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 (1931) |
| Yes | Six or more residential units (6) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | FALSEF REALTY LLC |
| Head officer | EMAD HAMDAN |
| Managing agent | DAFNONAS ESTATES, LTD |
| Last registered | 2025-11-03 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,949,000 | $877,050 |
| 2026 | $1,559,000 | $701,550 |
| 2027 | $1,598,000 | $719,100 |
The city's market estimate has fallen 18% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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 | Bay Ridge Av — R · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Ovington Av / 6 Av — B64 · 350 ft |
| Citi Bike | 6 Ave & 74 St · 850 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Ralph A. Fabrizio School 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.
560 Ovington 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 |
12 311 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 DAFNONAS ESTATES, LTD — 69 buildings, 1,113 units. Grades across the portfolio: A25 · B23 · C9 · D8 · F4. See the whole portfolio
showing 60 of 69 buildings
Most recent mortgage recorded against this lot: $1,012,500 on 2021-06-19 (lender: Kearny 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 |
|---|---|---|---|
| 2021-06-19 | AL&R $1,012,500 — from FALSEF REALTY LLC to KEARNY BANK | $1,012,500 | |
| 2021-06-19 | Mortgage $1,012,500 — from FALSEF REALTY LLC to KEARNY BANK | $1,012,500 | |
| 2021-06-19 | Deed $1,350,000 — from 560 REALTY LLC to FALSEF REALTY LLC | $1,350,000 | |
| 2021-05-27 | Sold for $1,350,000 | $1,350,000 | $225,000 |
| 2014-12-08 | Mortgage $165,993 — from 560 REALTY LLC to FLUSHING BANK | $165,993 | |
| 2014-12-08 | AL&R $670,000 — from 560 REALTY LLC to FLUSHING BANK | $670,000 | |
| 2014-12-08 | Agreement $670,000 — from 560 REALTY LLC to FLUSHING BANK | $670,000 | |
| 2010-05-14 | RPTT&RET $237,500 — from STEVEN PESSO, TRUSTEE AXELROD FAMILY IRR to NOTARO, RALPH | $237,500 | |
| 2010-05-07 | RPTT&RET $237,500 — from STEVEN PESSO, TRUSTEE AXELROD FAMILY IRR to KELLY, PHILIP C | $237,500 | |
| 2010-04-26 | RPTT&RET $79,135 — from ANTHONY J. CARONE (TRUSTEE); FRANCESCO CARONE IRREVOCABLE TRUST to KELLY, PHILLIP C | $79,135 | |
| 2010-04-26 | RPTT&RET $79,135 — from GABRIELLA CARONE IRREVOCABLE TRUST; ANTHONY J. CARONE (TRUSTEE) to NOTARO, RALPH | $79,135 | |
| 2004-07-14 | DEEDO $800,000 — from FRANCINE REALTY CORP. to 560 REALTY, LLC | $800,000 | |
| 1997-05-07 | Mortgage $262,500 — from FRANCINE REALTY CORP; FRANCINE REALTY CORPORATION to GREATER NEW YORK SAVINGS BANK | $262,500 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 1 | 0 | 0 | 2 |
| 2018 | 0 | 2 | 0 | 1 | 3 |
| 2019 | 0 | 0 | 0 | 1 | 1 |
| 2020 | 0 | 1 | 0 | 1 | 2 |
| 2021 | 0 | 41 | 6 | 4 | 51 |
| 2022 | 0 | 25 | 0 | 2 | 27 |
| 2023 | 0 | 13 | 0 | 1 | 14 |
| 2024 | 0 | 33 | 0 | 3 | 36 |
| 2025 | 0 | 44 | 0 | 1 | 45 |
| 2026 | 0 | 10 | 0 | 1 | 11 |
Every one of the 255 recorded events, 1975–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11209 · Landlord rankings · How grades work · The map · The Mice Map