778 recorded events, 1983–2026, from 12 city data systems. The city's paper trail here is mostly 291 HPD complaints, 207 HPD housing violations, 188 311 service requests.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 96% 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 401. 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 | 10 total — 7 class C (immediately hazardous), 3 class B, 0 class A. Oldest open since 2013-05-31. |
status snapshot refreshed weekly from HPD records
28 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 24 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
29 service requests in the last three years. Most common: HEAT/HOT WATER (14) · PLUMBING (5) · UNSANITARY CONDITION (4) · Noise (3) · PAINT/PLASTER (2) · GENERAL (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 (1912) |
| Yes | Six or more residential units (8) |
| 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) | PITILLI 38TH STREET LLC |
| Head officer | JOSEPH PISTILLI |
| Managing agent | PHOENIX MANAGEMENT 23 LLC |
| Last registered | 2026-01-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,100,400 | $495,180 |
| 2026 | $1,223,000 | $550,350 |
| 2027 | $1,468,000 | $660,600 |
The city's market estimate has risen 33% between tax years 2025 and 2027.
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 · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Steinway St / 28 Av — Q101 · 150 ft |
| Citi Bike | Steinway St & 28 Ave · 200 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.
28-07 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 |
29 311 service requests from this address in the last three years — 14 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: $97,121 on 2017-09-25 (lender: New York Community 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 |
|---|---|---|---|
| 2024-03-29 | Agreement $891,751 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK; FLAGSTAR BANK, N.A. SUCCESSOR IN INTERES | $891,751 | |
| 2024-03-29 | Agreement $157,707,704 — from NEW YORK COMMUNITY BANK; FLAGSTAR BANK, N.A. SUCCESSOR IN INTERES to ASH TERRACE LLC; 268 WEST 12TH OWNERS CORP.; 32-90 36TH STREET LLC; SKY VIEW TOWERS HOLDIN | $157,707,704 | |
| 2017-09-25 | Mortgage $97,121 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $97,121 | |
| 2017-09-25 | AL&R $1,000,000 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $1,000,000 | |
| 2017-09-25 | Agreement $1,000,000 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $1,000,000 | |
| 2013-04-30 | Agreement $136,225,000 — from NEW YORK COMMUNITY BANK to PISTILLI 38 ST. LLC; PISTILLI LANDMARK PLAZA LLC; PISTILLI ASSOCIATES-II LLC; ASH TERRACE | $136,225,000 | |
| 2013-03-15 | Agreement $1,000,000 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $1,000,000 | |
| 2013-03-15 | Mortgage $101,304 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $101,304 | |
| 2013-03-15 | AL&R $1,000,000 — from PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $1,000,000 | |
| 2010-09-24 | Agreement $933,395 — from PISTILLI 38 STREET LLC to NEW YORK COMMUNITY BANK | $933,395 | |
| 2007-07-13 | Mortgage $452,829 — from PISTILLI 38 ST. LLC; PISTILLI 38TH STREET LLC to NEW YORK COMMUNITY BANK | $452,829 | |
| 2007-07-13 | Agreement $945,000 — from PISTILLI 38TH STREET LLC; PISTILLI 38 ST. LLC to NEW YORK COMMUNITY BANK | $945,000 | |
| 2006-07-01 | Mortgage $1,000,000 — from PISTILLI 38TH STREET LLC to NEW YORK COMMUNITY BANK | $1,000,000 | |
| 2003-09-08 | Agreement $525,000 — from NEW YORK COMMUNITY BANK to PISTILLI 38TH STREET LLC | $525,000 | |
| 2003-09-08 | Mortgage $246,070 — from PISTILLI 38TH STREET LLC to NEW YORK COMMUNITY BANK | $246,070 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 11 | 3 | 0 | 15 |
| 2018 | 3 | 20 | 0 | 0 | 23 |
| 2019 | 0 | 20 | 0 | 0 | 20 |
| 2020 | 0 | 28 | 0 | 2 | 30 |
| 2021 | 0 | 6 | 0 | 2 | 8 |
| 2022 | 0 | 6 | 0 | 1 | 7 |
| 2023 | 1 | 39 | 0 | 3 | 43 |
| 2024 | 1 | 58 | 2 | 1 | 62 |
| 2025 | 1 | 35 | 0 | 1 | 37 |
| 2026 | 0 | 17 | 0 | 1 | 18 |
Every one of the 778 recorded events, 1983–2026, 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