246 recorded events, 2012–2025, from 13 city data systems. The city's paper trail here is mostly 159 ACRIS deeds & mortgages, 28 311 service requests, 22 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 71% 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 48.5. In ZIP 11106, 71% 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 — 0 class C (immediately hazardous), 0 class B, 7 class A. Oldest open since 2024-04-02. |
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.
5 service requests in the last three years. Most common: Elevator (2) · Illegal Parking (2) · Lead (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (2012) |
| Yes | Six or more residential units (13) |
| 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) | Adriaen Condominium |
| Head officer | Mario Ricano |
| 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 | $141,975 | $63,889 |
| 2026 | $192,049 | $86,422 |
| 2027 | $209,945 | $94,475 |
The city's market estimate has risen 48% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $384,726 a year ($34.66 per sq ft), operating expenses $138,750 ($12.50 per sq ft), net operating income $245,976. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 3 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 | Broadway — N W · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / Crescent St — Q104 · 750 ft |
| Citi Bike | 31 Ave & Crescent St · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 234 Middle: Albert Shanker School for Visual and Performing Arts. 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.
23-37 31 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 |
5 311 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 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 |
|---|---|---|---|
| 2023-10-02 | Mortgage $503,650 — from CONG, ANQI; LEE, BENJAMIN to GUARANTEED RATE, INC.; MERS, AS NOMINEE | $503,650 | |
| 2023-10-02 | Deed $719,500 — from DAVIES, ROBERT W.P. to LEE, BENJAMIN; CONG, ANQI | $719,500 | |
| 2023-09-15 | Sold for $719,500 | $719,500 | $55,346 |
| 2022-01-04 | Agreement $546,500 — from PARDUE, THOMAS P; DIAO, JUNCHEN to MERS; ROCKET MORTGAGE, LLC; QUICKEN LOANS LLC | $546,500 | |
| 2022-01-04 | Mortgage $7,964 — from PARDUE, THOMAS P; DIAO, JUNCHEN to MERS; QUICKEN LOANS LLC; ROCKET MORTGAGE, LLC | $7,964 | |
| 2021-08-17 | Mortgage $532,000 — from SMYTHE, CHRISTIAN to PNC BANK NA | $532,000 | |
| 2021-08-17 | Deed $665,000 — from KIM, NAJUNG; KIM, KWANDONG to SMYTHE, CHRISTIAN | $665,000 | |
| 2021-07-20 | Sold for $665,000 | $665,000 | $51,154 |
| 2021-07-16 | Mortgage $331,170 — from NG, JONATHAN K T; NG, TINA; CHENG, TINA to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; BETTER MORTGAGE CORPORATION | $331,170 | |
| 2020-10-30 | Agreement $532,000 — from RICANO, MARIO A to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; LOANDEPOT.COM LLC | $532,000 | |
| 2020-10-30 | Mortgage $10,301 — from RICANO, MARIO A to LOANDEPOT.COM LLC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $10,301 | |
| 2020-10-09 | Deed $628,000 — from ROMAN, SOURIVONE to MEHMET, THOMAS N | $628,000 | |
| 2020-10-09 | Mortgage $502,400 — from MEHMET, THOMAS N to JPMORGAN CHASE BANK, N.A | $502,400 | |
| 2020-09-15 | Sold for $628,000 | $628,000 | $48,308 |
| 2020-08-06 | Agreement $433,000 — from W P DAVIES, ROBERT to GUARANTEED RATE, INC | $433,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 0 | 0 | 0 | 1 |
| 2018 | 0 | 2 | 8 | 0 | 10 |
| 2019 | 1 | 2 | 10 | 0 | 13 |
| 2020 | 0 | 8 | 12 | 0 | 20 |
| 2021 | 0 | 4 | 8 | 1 | 13 |
| 2022 | 0 | 3 | 4 | 0 | 7 |
| 2023 | 1 | 5 | 6 | 0 | 12 |
| 2024 | 0 | 19 | 0 | 0 | 19 |
| 2025 | 0 | 4 | 1 | 0 | 5 |
| 2026 | 0 | 0 | 0 | 0 | 0 |
Every one of the 246 recorded events, 2012–2025, is laid out year by year in the full report (print-ready).
Explore: ZIP 11106 · Landlord rankings · How grades work · The map · The Mice Map