1,146 recorded events, 1999–2026, from 19 city data systems. The city's paper trail here is mostly 631 ACRIS deeds & mortgages, 205 311 service requests, 48 DOB complaints.
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 75% 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 4.3. In ZIP 11101, 70% of residential buildings hold an A and 5% 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 | 5 total — 1 class C (immediately hazardous), 0 class B, 4 class A. Oldest open since 2020-03-09. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
46 service requests in the last three years. Most common: Illegal Parking (30) · Noise (8) · Illegal Dumping (2) · Street Condition (2) · Blocked Driveway (1) · Water System (1).
$479,950 in permitted construction work filed since 2016 (8 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 (2007) |
| Yes | Six or more residential units (43) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | VERE CONDOMINIUM |
| Head officer | EDWIN LEONG |
| Managing agent | VENTURE NY PROPERTY MANAGEMENT LLC |
| Last registered | 2025-07-02 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $203,749 | $91,688 |
| 2026 | $135,085 | $60,788 |
| 2027 | $146,224 | $65,801 |
The city's market estimate has fallen 28% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $1,096,991 a year ($34.22 per sq ft), operating expenses $416,741 ($13.00 per sq ft), net operating income $680,250. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 4/100, posted at the entrance by law (2022 disclosure cycle) |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
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 | Court Sq — 7 E F G · 700 ft straight-line (about a 3-minute walk) · station accessibility: partial (Manhattan-bound only) Queens Plaza — E F R · 900 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Jackson Av / Purves Av — Q101 · 100 ft |
| Citi Bike | 27 St & Hunter St · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S./I.S. 78Q Middle: I.S. 125 Thom J. McCann Woodside. 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.
26-26 Jackson 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 |
46 311 service requests from this address in the last three years — 1 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 VENTURE NY PROPERTY MANAGEMENT LLC — 123 buildings, 5,133 units. Grades across the portfolio: A101 · B19 · C2 · D1. See the whole portfolio
showing 60 of 123 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-10-23 | Mortgage $495,000 — from WANG, LIUTING to MERS; NEWREZ LLC | $495,000 | |
| 2025-10-23 | Deed $825,000 — from PMA NYC LLC; PMA NYC L.L.C. to WANG, LIUTING | $825,000 | |
| 2025-10-10 | Sold for $825,000 | $825,000 | $19,186 |
| 2025-10-10 | Sold for $825,000 | $825,000 | $19,186 |
| 2025-04-23 | Mortgage $455,000 — from LANCE MELTZER, TRUSTEE; DARLENE MELTZER, TRUSTEE; LANCE AND DARLENE MELTZER 2003 TRUST to MERS | $455,000 | |
| 2025-04-22 | Deed $875,000 — from ARRUDA, FABIO to LANCE AND DARLENE MELTZER 2003 TRUST; LANCE MELTZER, TRUSTEE; DARLENE MELTZER, TRUSTEE | $875,000 | |
| 2025-04-08 | Sold for $875,000 | $875,000 | $20,349 |
| 2025-01-06 | Deed $999,000 — from YOON, IN SUNG; MALLIA, ROBERT to XU, LIN; ZENG, ERIC | $999,000 | |
| 2024-12-20 | Sold for $999,000 | $999,000 | $23,233 |
| 2024-08-21 | Deed $994,995 — from GUR, ABRAHAM to YANG, ZHENYU | $994,995 | |
| 2024-08-09 | Sold for $994,995 | $994,995 | $23,139 |
| 2024-08-09 | Mortgage $383,400 — from LI, JOY ZHUOYING to U.S. BANK NATIONAL ASSOCIATION | $383,400 | |
| 2024-08-09 | Deed $852,000 — from LEE, DONG W; LEE, DONG WON to LI, JOY ZHUOYING | $852,000 | |
| 2024-07-12 | Sold for $852,000 | $852,000 | $19,814 |
| 2024-02-08 | Mortgage $570,000 — from WANG, NAN to CITIZENS BANK, N.A. | $570,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 1 | 4 | 9 | 33 | 0 | 47 |
| 2018 | 0 | 4 | 3 | 11 | 3 | 21 |
| 2019 | 0 | 18 | 14 | 26 | 5 | 63 |
| 2020 | 0 | 5 | 33 | 23 | 3 | 64 |
| 2021 | 0 | 6 | 20 | 32 | 3 | 61 |
| 2022 | 8 | 3 | 31 | 26 | 3 | 71 |
| 2023 | 0 | 6 | 28 | 0 | 4 | 38 |
| 2024 | 2 | 0 | 14 | 13 | 3 | 32 |
| 2025 | 0 | 1 | 21 | 15 | 0 | 37 |
| 2026 | 6 | 0 | 14 | 1 | 0 | 21 |
Every one of the 1,146 recorded events, 1999–2026, 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