478 recorded events, 2005–2026, from 13 city data systems. The city's paper trail here is mostly 344 ACRIS deeds & mortgages, 45 311 service requests, 15 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 67% 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 37.9. In ZIP 11102, 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 | 10 total — 4 class C (immediately hazardous), 6 class B, 0 class A. Oldest open since 2026-06-30. |
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.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
5 service requests in the last three years. Most common: Sidewalk Condition (1) · Blocked Driveway (1) · WATER LEAK (1) · UNSANITARY CONDITION (1) · General Construction/Plumbing (1).
$15,700 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.
| No | Built before 1974 (2008) |
| Yes | Six or more residential units (15) |
| 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) | THE LUXE CONDOMINIUM |
| Head officer | DMITRIY KHUTORYANSKIY |
| Managing agent | DIRECT MANAGEMENT CORP. |
| Last registered | 2025-08-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $149,342 | $67,204 |
| 2026 | $119,833 | $53,925 |
| 2027 | $126,855 | $57,085 |
The city's market estimate has fallen 15% 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 2023 estimate: gross income $313,640 a year ($27.80 per sq ft), operating expenses $89,353 ($7.92 per sq ft), net operating income $224,286. 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 4 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 2021 (0 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 | 30 Av — N W · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 21 St / 31 Av — Q69 · 550 ft |
| Citi Bike | 23 St & 31 Ave · 150 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.
23-03 31 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 |
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 DIRECT MANAGEMENT CORP. — 42 buildings, 1,206 units. Grades across the portfolio: A35 · B5 · C2. See the whole portfolio
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-21 | Mortgage $10,542 — from POUSTY, BENJAMIN; VALEROS, CATHERINE to JPMORGAN CHASE BANK, N.A. | $10,542 | |
| 2026-09-21 | Agreement $305,000 — from VALEROS, CATHERINE; POUSTY, BENJAMIN to JPMORGAN CHASE BANK, N.A. | $305,000 | |
| 2026-09-21 | Mortgage $10,542 — from POUSTY, BENJAMIN; VALEROS, CATHERINE to JPMORGAN CHASE BANK, N.A. | $10,542 | |
| 2026-09-21 | Agreement $305,000 — from VALEROS, CATHERINE; POUSTY, BENJAMIN to JPMORGAN CHASE BANK, N.A. | $305,000 | |
| 2024-03-19 | Mortgage $122,000 — from CLARK-ROCHELLE, JOY E to CITIZENS BANK NA | $122,000 | |
| 2023-09-22 | Mortgage $615,000 — from POUSTY, BENJAMIN; VALEROS, CATHERINE to JPMORGAN CHASE BANK NA | $615,000 | |
| 2023-09-22 | Mortgage $615,000 — from POUSTY, BENJAMIN; VALEROS, CATHERINE to JPMORGAN CHASE BANK NA | $615,000 | |
| 2023-08-10 | Deed $595,000 — from DORMAN, LARRY to LIN, YUEHHUEI; LEE, MICHELLE YUAN-ZHI | $595,000 | |
| 2023-07-20 | Sold for $595,000 | $595,000 | $39,667 |
| 2022-01-31 | Mortgage $31,400 — from CLARK-ROCHELLE, JOY E to U.S. SMALL BUSINESS ADMINISTRATION | $31,400 | |
| 2021-08-19 | Mortgage $8,772 — from CHU, TING Y; CHU, TING-YI to MERS, INC.; BANK OF AMERICA, N.A. | $8,772 | |
| 2021-08-19 | Agreement $544,900 — from CHU, TING-YI; CHU, TING Y to MERS, INC.; BANK OF AMERICA, N.A. | $544,900 | |
| 2021-08-18 | Mortgage $1,036 — from VALEROS, CATHERINE; POUSTY, BENJAMIN to JPMORGAN CHASE BANK, N.A. | $1,036 | |
| 2021-08-18 | Agreement $484,165 — from VALEROS, CATHERINE; POUSTY, BENJAMIN to JPMORGAN CHASE BANK, N.A. | $484,165 | |
| 2020-12-22 | Deed $760,000 — from RANDHAWA, JAIDEEP S; RANDHAWA, SUKHMANI to MERCADO, ALEXANDRA; KHUTORYANSKIY, DMITRIY | $760,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 10 | 0 | 12 |
| 2018 | 0 | 0 | 7 | 19 | 0 | 26 |
| 2019 | 0 | 1 | 5 | 3 | 1 | 10 |
| 2020 | 0 | 0 | 2 | 13 | 0 | 15 |
| 2021 | 0 | 0 | 7 | 7 | 0 | 14 |
| 2022 | 0 | 0 | 1 | 4 | 0 | 5 |
| 2023 | 0 | 1 | 6 | 7 | 0 | 14 |
| 2024 | 0 | 0 | 1 | 22 | 0 | 23 |
| 2025 | 0 | 0 | 2 | 2 | 0 | 4 |
| 2026 | 1 | 2 | 17 | 6 | 0 | 26 |
Every one of the 478 recorded events, 2005–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11102 · Landlord rankings · How grades work · The map · The Mice Map