260 recorded events, 1983–2026, from 15 city data systems. The city's paper trail here is mostly 78 311 service requests, 76 ACRIS deeds & mortgages, 21 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 94% 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 0.4. In ZIP 11229, 91% of residential buildings hold an A and 2% 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 | 6 total — 0 class C (immediately hazardous), 5 class B, 1 class A. Oldest open since 2010-07-18. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
14 service requests in the last three years. Most common: Derelict Vehicles (6) · Illegal Parking (5) · Illegal Fireworks (2) · Street Light Condition (1).
$45,000 in permitted construction work filed since 2016 (2 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 (1927) |
| Yes | Six or more residential units (28) |
| 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) | GRAHAM APARTMENTS |
| Head officer | JOHN FERRUGIO |
| Managing agent | DELKAP MANAGEMENT |
| Last registered | 2025-07-22 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,077,000 | $934,650 |
| 2026 | $2,204,000 | $991,800 |
| 2027 | $2,310,000 | $1,039,500 |
The city's market estimate has risen 11% 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 $588,587 a year ($21.16 per sq ft), operating expenses $309,036 ($11.11 per sq ft), net operating income $279,551. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | A — ENERGY STAR score 95/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
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.
| Bus | Nearest boarding stop: Gerritsen Av / Whitney Av — B31 · 200 ft |
| School zones (2024–25 map) | Elementary: P.S. 277 Gerritsen Beach Middle: J.H.S. 278 Marine Park. 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.
3171 Whitney 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 |
14 311 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 DELKAP MANAGEMENT — 34 buildings, 2,118 units. Grades across the portfolio: A26 · B4 · C4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 32-45 91 Street | QN | 330 | A |
| 2220 Burnett Street | BK | 264 | A |
| 86-10 151 Avenue | QN | 161 | B |
| 88-25 155 Avenue | QN | 149 | A |
| 92-28 Queens Boulevard | QN | 112 | A |
| 155-34 84 Street | QN | 100 | B |
| 90-06 153 Avenue | QN | 100 | A |
| 85-14 Broadway | QN | 96 | A |
| 153-25 88 Street | QN | 81 | A |
| 88-32 155 Avenue | QN | 80 | A |
| 87 62 Avenue | QN | 78 | A |
| 153-43 82 Street | QN | 72 | A |
| 129 Beach 118 Street | QN | 68 | A |
| 168 Beach 101 Street | QN | 66 | A |
| 42-52 Layton Street | QN | 48 | A |
| 130 Beach 121 Street | QN | 48 | A |
| 65-15 Alderton Street | QN | 45 | A |
| 83-75 117 Street | QN | 39 | A |
| 94-11 69 Avenue | QN | 32 | A |
| 3171 Whitney Avenue | BK | 28 | A |
| 42-51 Hunter Street | QN | 24 | A |
| 138 Beach 92 Street | QN | 20 | A |
| 1-68 Beach 101 Street | QN | 12 | A |
| 35-14 77 Street | QN | 11 | A |
| 35-28 77 Street | QN | 11 | A |
| 2371 Hughes Avenue | BX | 9 | C |
| 28-21 36 Street | QN | 8 | A |
| 15 West 94 Street | MN | 7 | A |
| 11 Vestry Street | MN | 6 | A |
| 17 West 94 Street | MN | 4 | B |
| 183 Beach 117 Street | QN | 3 | C |
| 133 West 136 Street | MN | 2 | C |
| 154 Court Street | BK | 2 | B |
| 108-49 63 Drive | QN | 2 | C |
Most recent mortgage recorded against this lot: $923,002 on 2020-09-10 (lender: Flushing 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 |
|---|---|---|---|
| 2026-04-22 | RPTT&RET $150,000 — from HAUSSPIEGEL, ARLENE to TROJA, PAUL; KARLSON, ANNETTE | $150,000 | |
| 2026-04-21 | Sold for $150,000 | $150,000 | $5,357 |
| 2025-08-22 | RPTT&RET $175,000 — from ANN R.. CORACI IRREVOCABLE LIVING TRUST; DOREEN BAVARO AS TRUSTEE to VARGA, ROBERT | $175,000 | |
| 2025-08-05 | Sold for $175,000 | $175,000 | $6,250 |
| 2024-11-20 | RPTT&RET $235,000 — from ARIAN. CO-TRUSTEE, HOWARD Z; HELEN ARIAN IRREVOCABLE TRUST; ARIAN, CO-TRUSTEE, LISA D to SALVAGGIO, NICOLE; BAUMANN, MARIA | $235,000 | |
| 2024-11-15 | Sold for $235,000 | $235,000 | $8,393 |
| 2024-07-11 | RPTT&RET $185,000 — from VACCARO, MARIA to VENTURA, GESUALDO; WEINHAM, NELLA; VENTURA, MARIA | $185,000 | |
| 2024-06-26 | Sold for $185,000 | $185,000 | $6,607 |
| 2022-07-08 | RPTT&RET $200,000 — from MAURICE BOWLER & PATRICIA BOWLER IRREV T; DONNA STEFANELLO, AS TRUSTEE to MONGELLO, MICHAEL | $200,000 | |
| 2022-06-30 | Sold for $200,000 | $200,000 | $7,143 |
| 2020-09-10 | Agreement $3,000,000 — from FLUSHING BANK to THE GRAHAM APARTMENTS, INC. | $3,000,000 | |
| 2020-09-10 | Mortgage $923,002 — from THE GRAHAM APARTMENTS, INC. to FLUSHING BANK | $923,002 | |
| 2019-01-25 | RPTT&RET $145,000 — from COHEN, IRVING N to GETMAN, IRINA | $145,000 | |
| 2019-01-07 | Sold for $145,000 | $145,000 | $5,179 |
| 2017-12-08 | RPTT&RET $240,000 — from CANETTY, DENNIS to FAGAN , JOHN B JR; FAGAN , PAULA | $240,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 8 | 0 | 10 |
| 2018 | 0 | 1 | 7 | 4 | 1 | 13 |
| 2019 | 0 | 0 | 6 | 5 | 1 | 12 |
| 2020 | 4 | 3 | 7 | 4 | 2 | 20 |
| 2021 | 0 | 0 | 41 | 0 | 2 | 43 |
| 2022 | 0 | 0 | 4 | 2 | 1 | 7 |
| 2023 | 0 | 1 | 8 | 2 | 1 | 12 |
| 2024 | 0 | 1 | 3 | 6 | 1 | 11 |
| 2025 | 0 | 0 | 5 | 2 | 1 | 8 |
| 2026 | 0 | 0 | 9 | 4 | 1 | 14 |
Every one of the 260 recorded events, 1983–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11229 · Landlord rankings · How grades work · The map · The Mice Map