683 recorded events, 1972–2026, from 18 city data systems. The city's paper trail here is mostly 178 311 service requests, 151 HPD housing violations, 141 ACRIS deeds & mortgages.
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 69% 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 7.5. In ZIP 11209, 84% of residential buildings hold an A and 3% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
14 heat or hot-water complaints in the last three years (winter 2023–24: 14).
No bedbug-infested units reported in the last three years of filings.
$1,280 in enforcement penalties imposed (ECB/OATH) in the last three years.
41 service requests in the last three years. Most common: Noise (15) · Illegal Parking (9) · HEAT/HOT WATER (7) · Encampment (3) · General Construction/Plumbing (2) · Blocked Driveway (1).
$513,238 in permitted construction work filed since 2016 (6 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.
| Yes | Built before 1974 (1950) |
| Yes | Six or more residential units (72) |
| 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) | VERRAZANO RESIDENTS INC |
| Head officer | Michael Gramaglia |
| 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 | $8,520,000 | $3,834,000 |
| 2026 | $7,449,000 | $3,352,050 |
| 2027 | $7,230,000 | $3,253,500 |
The city's market estimate has fallen 15% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · DISABLED HOMEOWNER · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $1,589,727 a year ($26.05 per sq ft), operating expenses $657,860 ($10.78 per sq ft), net operating income $931,867. 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 73/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| 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 2021 (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 | 86 St — R · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Narrows Av / 89 St — B16 · 150 ft |
| Citi Bike | Shore Rd & Narrows Ave · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 185 Walter Kassenbrock Middle: 407 (6), 201 (7-8). 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.
8901 Narrows 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 |
41 311 service requests from this address in the last three years — 7 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
Most recent mortgage recorded against this lot: $1,175,000 on 2022-06-06 (lender: Valley National 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 |
|---|---|---|---|
| 2026-09-14 | RPTT&RET $350,000 — from ROMANO, ROSA; ROMANO, LUCIANO GINO to PUFF, CINDY; MONSKY, MICHAEL | $350,000 | |
| 2026-09-09 | Sold for $350,000 | $350,000 | $4,861 |
| 2026-05-28 | RPTT&RET $282,500 — from DUWELL II, RONALD A; DUWELL, RAMONA M to MILAD, MERIT; TORRISI, JEREMY SCOTT | $282,500 | |
| 2026-05-20 | Sold for $282,500 | $282,500 | $3,924 |
| 2026-01-20 | RPTT&RET $255,000 — from LOPZ, LISSETTE to MENDEZ, ESTHER | $255,000 | |
| 2026-01-14 | Sold for $255,000 | $255,000 | $3,542 |
| 2025-12-23 | RPTT&RET $300,000 — from KORDE, ANUP to COHEN, YELIZAVETA | $300,000 | |
| 2025-12-18 | Sold for $300,000 | $300,000 | $4,167 |
| 2025-05-01 | RPTT&RET $375,000 — from COLLETTI, CARMELO to SMITH, SAMANTHA L | $375,000 | |
| 2025-04-29 | Sold for $375,000 | $375,000 | $5,208 |
| 2024-11-20 | RPTT&RET $355,000 — from HASSAN, NASSEF; HASSAN, MONA to D'EMIC, EMILY | $355,000 | |
| 2024-11-20 | RPTT&RET $339,000 — from HASSAN, MONA; HASSAN, NASSEF to PASIPANKI, MICHAEL | $339,000 | |
| 2024-11-13 | Sold for $355,000 | $355,000 | $4,931 |
| 2024-11-13 | Sold for $339,000 | $339,000 | $4,708 |
| 2023-06-22 | RPTT&RET $270,000 — from KRONE, SUSAN to VARIBRUS, EDUARD | $270,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 20 | 2 | 0 | 23 |
| 2018 | 0 | 5 | 40 | 16 | 1 | 62 |
| 2019 | 0 | 2 | 19 | 6 | 2 | 29 |
| 2020 | 2 | 3 | 9 | 9 | 1 | 24 |
| 2021 | 0 | 4 | 22 | 7 | 1 | 34 |
| 2022 | 5 | 2 | 5 | 21 | 0 | 33 |
| 2023 | 2 | 4 | 8 | 4 | 2 | 20 |
| 2024 | 1 | 3 | 36 | 8 | 1 | 49 |
| 2025 | 0 | 1 | 19 | 6 | 2 | 28 |
| 2026 | 2 | 1 | 8 | 6 | 1 | 18 |
Every one of the 683 recorded events, 1972–2026, 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