512 recorded events, 1981–2026, from 17 city data systems. The city's paper trail here is mostly 184 HPD complaints, 136 311 service requests, 95 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 64% 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 31.7. In ZIP 11101, 70% of residential buildings hold an A and 5% 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 | 7 total — 3 class C (immediately hazardous), 3 class B, 1 class A. Oldest open since 2018-11-08. |
status snapshot refreshed weekly from HPD records
6 heat or hot-water complaints in the last three years (winter 2024–25: 6).
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: Illegal Parking (5) · HEAT/HOT WATER (3) · Blocked Driveway (1) · Residential Disposal Complaint (1) · Noise (1).
$638,000 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 (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) | ABA 2 LLC |
| Head officer | ADAM ABUAF |
| Managing agent | LIVINGSTON MANAGEMENT SERVICES, LLC |
| Last registered | 2025-10-17 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,394,000 | $627,300 |
| 2026 | $1,391,000 | $625,950 |
| 2027 | $1,661,000 | $747,450 |
The city's market estimate has risen 19% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
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.
| Subway | Vernon Blvd-Jackson Av — 7 · 650 ft straight-line (about a 3-minute walk) · station accessibility: none 21 St — G · 950 ft straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 11 St / 48 Av — B32 · 450 ft |
| Citi Bike | Vernon Blvd & 47 Rd · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S./I.S. 78Q Middle: I.S. 204 Oliver W. Holmes. 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.
10-22 47 Road
| 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 |
11 311 service requests from this address in the last three years — 3 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 LIVINGSTON MANAGEMENT SERVICES — 249 buildings, 4,468 units. Grades across the portfolio: A76 · B79 · C41 · D38 · F12. See the whole portfolio
showing 60 of 249 buildings
Most recent mortgage recorded against this lot: $228,580 on 2022-04-25 (lender: Northfield 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 |
|---|---|---|---|
| 2022-04-25 | AL&R $2,190,000 — from ABA 2 LLC to NORTHFIELD BANK | $2,190,000 | |
| 2022-04-25 | Agreement $2,190,000 — from ABA 2 LLC to NORTHFIELD BANK | $2,190,000 | |
| 2022-04-25 | Mortgage $228,580 — from ABA 2 LLC to NORTHFIELD BANK | $228,580 | |
| 2019-10-30 | ASPM $2,120,000 — from BK 28 LLC; ABA 2 LLC; SILVERSHORE PROPERTIES 98 LLC to U.S. BANK NATIONAL ASSOCIATION | $2,120,000 | |
| 2019-10-30 | Deed $2,655,000 — from SILVERSHORE PROPERTIES 98 LLC; BK 28 LLC to ABA 2 LLC | $2,655,000 | |
| 2019-09-18 | Sold for $2,655,000 | $2,655,000 | $442,500 |
| 2017-01-31 | Agreement $2,120,000 — from BK 28 LLC; SILVERSHORE PROPERTIES 98 LLC to GREYSTONE SERVICING CORPORATION, INC | $2,120,000 | |
| 2017-01-31 | Mortgage $110,000 — from SILVERSHORE PROPERTIES 98 LLC; BK 28 LLC to GREYSTONE SERVICING CORPORATION, INC | $110,000 | |
| 2015-10-07 | AL&R $2,010,000 — from SILVERSHORE PROPERTIES 98 LLC; BK 28 LLC to EDGEWOOD CAPITAL FINANCING LLC | $2,010,000 | |
| 2015-10-07 | Deed $1,900,000 — from GAETA , GERALD to BK 28 LLC; SILVERSHORE PROPERTIES 98 LLC | $1,900,000 | |
| 2015-10-07 | Mortgage $2,010,000 — from SILVERSHORE PROPERTIES 98 LLC; BK 28 LLC to EDGEWOOD CAPITAL FINANCING LLC | $2,010,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 7 | 6 | 5 | 18 |
| 2018 | 0 | 0 | 147 | 0 | 5 | 152 |
| 2019 | 0 | 1 | 98 | 3 | 1 | 103 |
| 2020 | 3 | 0 | 30 | 0 | 1 | 34 |
| 2021 | 2 | 0 | 10 | 0 | 0 | 12 |
| 2022 | 0 | 3 | 3 | 4 | 2 | 12 |
| 2023 | 0 | 1 | 3 | 0 | 1 | 5 |
| 2024 | 0 | 0 | 15 | 0 | 2 | 17 |
| 2025 | 0 | 0 | 5 | 0 | 1 | 6 |
| 2026 | 0 | 0 | 2 | 0 | 1 | 3 |
Every one of the 512 recorded events, 1981–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11101 · Landlord rankings · How grades work · The map · The Mice Map