1,179 recorded events, 1972–2026, from 15 city data systems. The city's paper trail here is mostly 519 HPD housing violations, 284 311 service requests, 272 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 625.1. In ZIP 11214, 75% 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
| Open HPD violations | 154 total — 51 class C (immediately hazardous), 91 class B, 12 class A. Oldest open since 2019-08-28. |
status snapshot refreshed weekly from HPD records
34 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 22 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$25,000 in enforcement penalties imposed (ECB/OATH) in the last three years.
197 service requests in the last three years. Most common: UNSANITARY CONDITION (42) · PLUMBING (20) · PAINT/PLASTER (18) · FLOORING/STAIRS (18) · HEAT/HOT WATER (17) · WATER LEAK (15).
$87,000 in permitted construction work filed since 2016 (1 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 (1924) |
| Yes | Six or more residential units (32) |
| 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) | PERIKLES REALTY, LLC |
| Head officer | EVE VASILANTONAKIS |
| Managing agent | STELLA VASILANTONAKIS |
| Last registered | 2025-10-14 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $962,000 | $432,900 |
| 2026 | $837,000 | $376,650 |
| 2027 | $844,000 | $379,800 |
The city's market estimate has fallen 12% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2025 (1 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 | 18 Av — D · 650 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 86 St / 17 Av — B1 · 250 ft |
| School zones (2024–25 map) | Elementary: P.S. 163 Bath Beach Middle: P.S. 163 Bath Beach. 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.
8609 Bay 16 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 |
197 311 service requests from this address in the last three years — 17 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.
Most recent mortgage recorded against this lot: $607,455 on 2014-06-06 (lender: New York 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 |
|---|---|---|---|
| 2022-10-11 | Agreement $2,852,582 — from VAS GROUP REALTY, LLC; GGS, LLC; PERIKLES REALTY, LLC to NYCB PLAZA | $2,852,582 | |
| 2018-11-20 | Mortgage $1,186,797 — from VAS GROUP REALTY, LLC; GGS, LLC; PERIKLES REALTY, LLC to NEW YORK COMMUNITY BANK | $1,186,797 | |
| 2018-11-20 | Agreement $3,000,000 — from VAS GROUP REALTY, LLC; GGS, LLC; PERIKLES REALTY, LLC to NEW YORK COMMUNITY BANK | $3,000,000 | |
| 2014-06-06 | Deed $3,875,000 — from EPSILON HOLDINGS, LTD; HIOS HOLDINGS, LTD.; CRA BAY 16TH LLC to GGS LLC; PERIKLES REALTY LLC; VAS GROUP REALTY LLC | $3,875,000 | |
| 2014-06-06 | Agreement $2,000,000 — from VAS GROUP REALTY LLC; PERIKLES REALTY LLC; GGS LLC to NEW YORK COMMUNITY BANK | $2,000,000 | |
| 2014-06-06 | Mortgage $607,456 — from GGS LLC; VAS GROUP REALTY LLC; PERIKLES REALTY LLC to NEW YORK COMMUNITY BANK | $607,456 | |
| 2010-12-16 | Deed $2,400,000 — from VENTURA, VINCENT to CRA BAY 16TH LLC; HIOS HOLDINGS, LTD.; EPSILON HOLDINGS, LTD. | $2,400,000 | |
| 2010-12-16 | Mortgage $1,480,000 — from HIOS HOLDINGS, LTD.; CRA BAY 16TH LLC; EPSILON HOLDINGS, LTD. to NEW YORK COMMUNITY BANK | $1,480,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 2 | 0 | 0 | 3 |
| 2018 | 0 | 0 | 10 | 2 | 1 | 13 |
| 2019 | 0 | 0 | 29 | 0 | 1 | 30 |
| 2020 | 2 | 0 | 13 | 1 | 1 | 17 |
| 2021 | 0 | 0 | 16 | 0 | 1 | 17 |
| 2022 | 0 | 1 | 42 | 1 | 1 | 45 |
| 2023 | 0 | 0 | 33 | 0 | 1 | 34 |
| 2024 | 0 | 4 | 183 | 0 | 1 | 188 |
| 2025 | 0 | 4 | 312 | 0 | 2 | 318 |
| 2026 | 0 | 3 | 309 | 0 | 2 | 314 |
Every one of the 1,179 recorded events, 1972–2026, is laid out year by year in the full report (print-ready).
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