1,077 recorded events, 2019–2026, from 14 city data systems. The city's paper trail here is mostly 767 ACRIS deeds & mortgages, 95 DOF property sales, 52 DOB permits.
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 100% 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 0. 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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
42 service requests in the last three years. Most common: Abandoned Vehicle (10) · Blocked Driveway (9) · Street Condition (6) · Noise (5) · Consumer Complaint (3) · Street Sweeping Complaint (2).
$4,156,000 in permitted construction work filed since 2016 (25 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 (40) |
| 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) | The Narrows 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 | $234,026 | $105,312 |
| 2026 | $17,265 | $7,770 |
| 2027 | $18,396 | $8,279 |
The city's market estimate has fallen 92% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
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-95 St — R · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Shore Rd / 3 Av — B16 · 250 ft |
| Citi Bike | 99 St & 3 Ave · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S./I.S. 104 The Fort Hamilton School Middle: P.S./I.S. 104 The Fort Hamilton 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.
9956 3rd 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 |
42 311 service requests from this address in the last three years.
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 |
|---|---|---|---|
| 2026-07-13 | Mortgage $980,000 — from KOUTSOULIAS, JOANNE; FERETZANIS, APOSTOLOS to MERS; FLAGSTAR BANK, N.A. | $980,000 | |
| 2026-07-13 | Deed $1,225,000 — from RIDEOUT, JAN; RIDEOUT, DAVID to KOUTSOULIAS, JOANNE; APOSTOLOS, FERETZANIS | $1,225,000 | |
| 2026-06-18 | Sold for $1,225,000 | $1,225,000 | $30,625 |
| 2026-05-08 | Mortgage $499,000 — from STILE, EMMA to THE LOAN STORE, INC.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $499,000 | |
| 2024-02-05 | Deed $830,000 — from MOLLUSO, MARY F to STILE, EMMA | $830,000 | |
| 2024-02-05 | Deed $830,000 — from MOLLUSO, MARY F to STILE, EMMA | $830,000 | |
| 2024-01-29 | Sold for $830,000 | $830,000 | $20,750 |
| 2024-01-29 | Sold for $830,000 | $830,000 | $20,750 |
| 2023-09-13 | Deed $774,000 — from THE NARROWS LLC to AFD ASSOCIATES, LLC | $774,000 | |
| 2023-09-13 | Deed $774,000 — from THE NARROWS LLC to AFD ASSOCIATES, LLC | $774,000 | |
| 2023-08-17 | Sold for $774,000 | $774,000 | $19,350 |
| 2023-08-17 | Sold for $774,000 | $774,000 | $19,350 |
| 2023-06-21 | Deed $701,574 — from THE NARROWS LLC to MESIMER, REGINALD | $701,574 | |
| 2023-06-21 | Mortgage $595,500 — from MOLLUSO, MARY F to WELLS FARGO BANK, N.A. | $595,500 | |
| 2023-06-21 | Mortgage $595,500 — from MOLLUSO, MARY F to WELLS FARGO BANK, N.A. | $595,500 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2019 | 10 | 0 | 0 | 3 | 0 | 13 |
| 2020 | 40 | 19 | 0 | 0 | 2 | 61 |
| 2021 | 26 | 31 | 0 | 0 | 1 | 58 |
| 2022 | 15 | 2 | 0 | 342 | 0 | 359 |
| 2023 | 5 | 8 | 11 | 486 | 0 | 510 |
| 2024 | 0 | 3 | 14 | 11 | 0 | 28 |
| 2025 | 0 | 2 | 14 | 7 | 0 | 23 |
| 2026 | 0 | 0 | 12 | 13 | 0 | 25 |
Every one of the 1,077 recorded events, 2019–2026, 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