324 recorded events, 1971–2026, from 13 city data systems. The city's paper trail here is mostly 118 311 service requests, 113 HPD complaints, 29 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 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 38.2. In ZIP 11103, 72% of residential buildings hold an A and 4% 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 | 17 total — 4 class C (immediately hazardous), 8 class B, 5 class A. Oldest open since 2016-03-24. |
status snapshot refreshed weekly from HPD records
18 heat or hot-water complaints in the last three years (winter 2023–24: 16 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
17 service requests in the last three years. Most common: HEAT/HOT WATER (9) · Rodent (2) · UNSANITARY CONDITION (2) · Noise (2) · APPLIANCE (1) · PLUMBING (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.
| Yes | Built before 1974 (1926) |
| Yes | Six or more residential units (19) |
| 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) | KOURKOUMELIS & FRAGOS LLC |
| Head officer | TOM KOURKOUMELIS |
| Managing agent | TK MANAGEMENT |
| Last registered | 2025-11-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,222,000 | $549,900 |
| 2026 | $1,463,000 | $658,350 |
| 2027 | $1,445,000 | $650,250 |
The city's market estimate has risen 18% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
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 · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Steinway St / 28 Av — Q101 · 550 ft |
| Citi Bike | Steinway St & 28 Ave · 550 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 070 Middle: I.S. 010 Horace Greeley. 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.
25-54 38 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 |
17 311 service requests from this address in the last three years — 9 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 TK MANAGEMENT — 13 buildings, 210 units. Grades across the portfolio: A7 · B4 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 28-08 35 Street | QN | 71 | A |
| 27-21 23 Street | QN | 24 | A |
| 30-06 33 Street | QN | 19 | A |
| 25-54 38 Street | QN | 19 | B |
| 25-52 38 Street | QN | 19 | A |
| 30-39 34 Street | QN | 17 | B |
| 30-17 34 Street | QN | 17 | A |
| 32-14 30 Avenue | QN | 8 | A |
| 30-14 33 Street | QN | 7 | A |
| 20-32 47 Street | QN | 3 | B |
| 31-06 30 Avenue | QN | 2 | C |
| 31-10 Broadway | QN | 2 | C |
| 31-12 Broadway | QN | 2 | B |
Most recent mortgage recorded against this lot: $614,673 on 2026-03-03 (lender: JPMorgan Chase Bank NA), 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 |
|---|---|---|---|
| 2026-03-03 | Agreement $4,500,000 — from KOURKOUMELIS & FRAGOS LLC to JPMORGAN CHASE BANK NA | $4,500,000 | |
| 2026-03-03 | Mortgage $614,674 — from KOURKOUMELIS & FRAGOS LLC to JPMORGAN CHASE BANK NA | $614,674 | |
| 2019-10-15 | Mortgage $626,152 — from KOURKOUMELIS & FRAGOS, LLC to JPMORGAN CHASE BANK, NA | $626,152 | |
| 2019-10-15 | Agreement $4,350,000 — from KOURKOUMELIS & FRAGOS, LLC to JPMORGAN CHASE BANK, NA | $4,350,000 | |
| 2014-06-20 | Agreement $2,325,179 — from JPMORGAN CHASE BANK, N.A. to KOURKOUMELIS & FRAGOS, LLC, C/O TK MANAG | $2,325,179 | |
| 2014-06-20 | Mortgage $1,874,821 — from KOURKOUMELIS & FRAGOS, LLC, C/O TK MANAG to JPMORGAN CHASE BANK, N.A. | $1,874,821 | |
| 2010-03-26 | Agreement $2,485,000 — from KOURKOUMELIS & FRAGOS, LLC to SOVEREIGN BANK | $2,485,000 | |
| 2010-03-26 | Mortgage $1,250,219 — from KOURKOUMELIS & FRAGOS, LLC to SOVEREIGN BANK | $1,250,219 | |
| 2001-12-13 | Mortgage $466,749 — from KOURKOUMELIS & FRAGOS, LLC to NEW YORK COMMUNITY BANK | $466,749 | |
| 1989-03-03 | Mortgage $848,879 — from FRAGOS, JEAN to HOME SAVS BANK | $848,879 | |
| 1983-12-28 | Mortgage $204,800 — from KOURKOUMELIS, TOMIS; FRAGOS, JEAN to EMPBANQUE CAPITAL CORP | $204,800 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 3 | 0 | 1 | 5 |
| 2018 | 0 | 12 | 0 | 1 | 13 |
| 2019 | 0 | 5 | 2 | 1 | 8 |
| 2020 | 0 | 14 | 0 | 1 | 15 |
| 2021 | 0 | 8 | 0 | 1 | 9 |
| 2022 | 0 | 4 | 0 | 1 | 5 |
| 2023 | 1 | 44 | 0 | 1 | 46 |
| 2024 | 1 | 21 | 0 | 5 | 27 |
| 2025 | 1 | 5 | 0 | 1 | 7 |
| 2026 | 0 | 2 | 2 | 1 | 5 |
Every one of the 324 recorded events, 1971–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11103 · Landlord rankings · How grades work · The map · The Mice Map