877 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 363 311 service requests, 182 HPD complaints, 144 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 91% 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 208.2. 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 | 71 total — 13 class C (immediately hazardous), 47 class B, 11 class A. Oldest open since 1996-02-05. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
128 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 28 · winter 2025–26: 98). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$13,625 in enforcement penalties imposed (ECB/OATH) in the last three years.
141 service requests in the last three years. Most common: HEAT/HOT WATER (64) · Noise (17) · Water System (8) · Boilers (8) · Lead (6) · Graffiti (6).
$110,000 in permitted construction work filed since 2016 (5 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 (1926) |
| Yes | Six or more residential units (18) |
| 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) | PISTILLI ASSOCIATES I LLC |
| Head officer | JOSEPH PISTILLI |
| Managing agent | PHOENIX MANAGEMENT 23 LLC |
| Last registered | 2025-11-25 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,984,000 | $892,800 |
| 2026 | $2,246,000 | $1,010,700 |
| 2027 | $2,432,000 | $1,094,400 |
The city's market estimate has risen 23% between tax years 2025 and 2027.
| Heating fuel | NO4FUEL |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Alex Lopez-Velasco | Not yet graded | — | |
| Happy Gathering | Chinese | B | Mice evidence |
| R&R Pizza Connection | Pizza | B | — |
Report to 311: Food poisoning · Food safety complaint
3 restaurants · 1 with mice evidence · See them on the Mice Map
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick), shared by 3 restaurants
2 Food Establishment complaints to 311 at this address in the last three years (most often: Food Spoiled, Letter Grading), shared by 3 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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.
2 street-flooding or sewer-backup complaints at this address since 2023 (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 | Broadway — N W · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 35 Av / 31 St — Q66 · 750 ft |
| Citi Bike | 34 Ave & 31 St · 400 ft · station location as of 2026-09-23; live availability |
| Bike facility | Shared bike route mapped within 75 ft |
| School zones (2024–25 map) | Elementary: P.S. 166 Henry Gradstein 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.
32-20 34 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
141 311 service requests from this address in the last three years — 64 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 PHOENIX MANAGEMENT 23 LLC — 21 buildings, 1,043 units. Grades across the portfolio: B6 · C7 · D5 · F2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1555 Grand Concourse | BX | 149 | F |
| 58-35 Granger Street | QN | 102 | B |
| 1500 Grand Concourse | BX | 96 | C |
| 2815 Beverley Road | BK | 64 | C |
| 34-12 32 Street | QN | 63 | B |
| 25-90 35 Street | QN | 60 | C |
| 25-41 30 Road | QN | 57 | B |
| 1727 Walton Avenue | BX | 56 | D |
| 34-02 32 Street | QN | 50 | B |
| 65 East 175 Street | BX | 49 | F |
| 2695 Briggs Avenue | BX | 49 | C |
| 1715 Walton Avenue | BX | 46 | D |
| 30-86 32 Street | QN | 40 | C |
| 31-50 33 Street | QN | 39 | C |
| 2710 Valentine Avenue | BX | 37 | D |
| 136-16 222 Street | QN | 24 | B |
| 23-30 31 Road | QN | 20 | D |
| 32-20 34 Avenue | QN | 18 | C |
| 228 West 4 Street | MN | 16 | B |
| 28-07 38 Street | QN | 8 | D |
| 535 East Tremont Avenue | BX | 0 | — |
Most recent mortgage recorded against this lot: $1,119,936 on 2017-04-21 (lender: New York Community Bank), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-12-09 | Agreement $4,989,211 — from PISTILLI ASSOCIATES-1, LLC to NEW YORK COMMUNITY BANK | $4,989,211 | |
| 2017-04-21 | Agreement $5,550,000 — from PISTILLI ASSOCIATES-1, LLC to NEW YORK COMMUNITY BANK | $5,550,000 | |
| 2017-04-21 | Mortgage $1,119,937 — from PISTILLI ASSOCIATES-1, LLC to NEW YORK COMMUNITY BANK | $1,119,937 | |
| 2017-04-21 | AL&R $5,550,000 — from PISTILLI ASSOCIATES-1, LLC to NEW YORK COMMUNITY BANK | $5,550,000 | |
| 2013-01-24 | AL&R $4,875,000 — from PISTILLI ASSOCIATES-1 LLC to NEW YORK COMMUNITY BANK | $4,875,000 | |
| 2013-01-24 | Agreement $4,875,000 — from PISTILLI ASSOCIATES-1 LLC to NEW YORK COMMUNITY BANK | $4,875,000 | |
| 2013-01-24 | Mortgage $575,000 — from PISTILLI ASSOCIATES-1 LLC to NEW YORK COMMUNITY BANK | $575,000 | |
| 2007-11-09 | Mortgage $1,979,527 — from PISTILLI ASSOCIATES-1 LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $1,979,527 | |
| 2007-11-09 | Agreement $4,300,000 — from PISTILLI ASSOCIATES-1 LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $4,300,000 | |
| 2003-12-15 | Agreement $1,680,970 — from PISTILLI ASSOCIATES-1 LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $1,680,970 | |
| 2003-12-15 | Mortgage $819,030 — from PISTILLI ASSOCIATES-1 LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH | $819,030 | |
| 1999-10-14 | Mortgage $527,698 — from PISTILLI ASSOCIATES-1 LLC to DIME SAVINGS BANK OFWILLIAMSBURGH | $527,698 | |
| 1997-03-27 | Mortgage $582,761 — from PISTILLI ASSOCIATES-1 LLC to DIME SAVINGS BANK OFWILLIAMSBURGH | $582,761 | |
| 1995-05-31 | Mortgage $850,000 — from PISTILLI ASSOCIATES-1 LLC to MASPETH FEDERAL SAVINGS & LOAN ASSN | $850,000 | |
| 1989-05-30 | Mortgage $400,000 — from LIU, GAIL; LIU, GEORGE C S to SIVAN HOLDING CO | $400,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 2 | 52 | 3 | 0 | 59 |
| 2018 | 7 | 1 | 21 | 0 | 0 | 29 |
| 2019 | 0 | 1 | 4 | 0 | 0 | 5 |
| 2020 | 0 | 1 | 50 | 0 | 0 | 51 |
| 2021 | 2 | 0 | 44 | 0 | 0 | 46 |
| 2022 | 0 | 5 | 10 | 1 | 1 | 17 |
| 2023 | 0 | 14 | 112 | 0 | 2 | 128 |
| 2024 | 0 | 7 | 58 | 0 | 1 | 66 |
| 2025 | 2 | 6 | 112 | 0 | 4 | 124 |
| 2026 | 0 | 12 | 103 | 0 | 2 | 117 |
Every one of the 877 recorded events, 1900–2026, 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