635 recorded events, 1993–2026, from 16 city data systems. The city's paper trail here is mostly 326 311 service requests, 159 HPD complaints, 28 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 72% 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 49.9. 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 | 4 total — 2 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2022-08-10. |
status snapshot refreshed weekly from HPD records
60 heat or hot-water complaints in the last three years (winter 2023–24: 24 · winter 2024–25: 10 · winter 2025–26: 16). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
69 service requests in the last three years. Most common: HEAT/HOT WATER (30) · Blocked Driveway (27) · Noise (8) · WATER LEAK (2) · Elevator (1) · Obstruction (1).
$6,600 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 (2010) |
| Yes | Six or more residential units (19) |
| 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) | VICTORIO PACE LLC |
| Head officer | LUCAS CASAMENTO |
| Managing agent | ALYSSA GRAY REALTY MANAGEMENT |
| Last registered | 2026-07-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,509,000 | $1,579,050 |
| 2026 | $3,643,000 | $1,639,350 |
| 2027 | $3,530,000 | $1,588,500 |
The city's market estimate has risen 1% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
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 | Astoria Blvd — N W · 850 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Astoria Blvd / Crescent St — Q19 · 700 ft |
| Citi Bike | 31 St & Astoria Blvd · 750 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 017 Henry David Thoreau 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.
26-17 28 Street
| 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 |
69 311 service requests from this address in the last three years — 30 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 ALYSSA GRAY REALTY MANAGEMENT — 18 buildings, 336 units. Grades across the portfolio: A6 · B5 · C6 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 37-27 Crescent Street | QN | 30 | C |
| 37-31 Crescent Street | QN | 30 | C |
| 3063 Hull Avenue | BX | 28 | D |
| 24-16 29 Street | QN | 27 | C |
| 28-41 34 Street | QN | 21 | A |
| 28-35 34 Street | QN | 21 | B |
| 39-38 47 Avenue | QN | 20 | A |
| 39-44 47 Avenue | QN | 20 | B |
| 39-30 47 Avenue | QN | 20 | B |
| 29-06 38 Avenue | QN | 20 | B |
| 25-95 41 Street | QN | 19 | C |
| 26-17 28 Street | QN | 19 | B |
| 24-01 41 Avenue | QN | 18 | C |
| 14-38 31 Drive | QN | 12 | C |
| 8 West 71 Street | MN | 10 | A |
| 24-24 28 Street | QN | 9 | A |
| 30-38 Steinway Street | QN | 8 | A |
| 30-28 31 Street | QN | 4 | A |
Most recent mortgage recorded against this lot: $648,458 on 2022-10-31 (lender: Ridgewood Savings 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 |
|---|---|---|---|
| 2022-10-31 | Agreement $3,550,000 — from RIDGEWOOD SAVINGS BANK to VICTORIO PACE LLC | $3,550,000 | |
| 2022-10-31 | Mortgage $648,458 — from VICTORIO PACE LLC to RIDGEWOOD SAVINGS BANK | $648,458 | |
| 2022-10-31 | AL&R $3,550,000 — from VICTORIO PACE LLC to RIDGEWOOD SAVINGS BANK | $3,550,000 | |
| 2010-10-29 | AL&R $4,425,000 — from VICTORIO PACE LLC to INVESTORS SAVINGS BANK | $4,425,000 | |
| 2010-10-29 | Agreement $4,425,000 — from VICTORIO PACE LLC to INVESTORS SAVINGS BANK | $4,425,000 | |
| 2008-05-15 | Mortgage $4,500,000 — from VICTORIO PACE LLC to BANK OF SMITHTOWN | $4,500,000 | |
| 2008-05-15 | Mortgage $850,000 — from VICTORIO PACE LLC to BANK OF SMITHTOWN | $850,000 | |
| 2008-05-15 | Mortgage $800,000 — from VICTORIO PACE LLC to BANK OF SMITHTOWN | $800,000 | |
| 2008-01-08 | Deed $2,600,000 — from TWENTY 617 REALTY, LLC to VICTORIO PACE, INC. | $2,600,000 | |
| 2008-01-08 | Mortgage $499,000 — from VICTORIO PACE, INC. to JMP REALTY LLC | $499,000 | |
| 2007-12-04 | RPTT&RET $1,055,000 — from MICHELIS, GEORGE to PSYLLOS, EVAN | $1,055,000 | |
| 2005-08-16 | Deed $1,800,000 — from EASY CLEAN LAAUNDROMAT to TWENTY 617 REALTY LLC | $1,800,000 | |
| 1994-06-24 | Mortgage $30,000 — from EASY CLEAN LAUNDROMAT to ALBERT, JOSEPH F | $30,000 | |
| 1993-10-25 | Mortgage $155,000 — from EAST CLEAN LAUNDROMAT to GREEN POINT SAVINGSBANK | $155,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 22 | 0 | 0 | 22 |
| 2018 | 0 | 10 | 0 | 0 | 10 |
| 2019 | 1 | 14 | 0 | 3 | 18 |
| 2020 | 0 | 43 | 0 | 3 | 46 |
| 2021 | 0 | 12 | 0 | 4 | 16 |
| 2022 | 0 | 31 | 5 | 3 | 39 |
| 2023 | 4 | 167 | 0 | 6 | 177 |
| 2024 | 1 | 47 | 0 | 0 | 48 |
| 2025 | 3 | 39 | 0 | 3 | 45 |
| 2026 | 0 | 22 | 0 | 3 | 25 |
Every one of the 635 recorded events, 1993–2026, 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