529 recorded events, 1970–2026, from 17 city data systems. The city's paper trail here is mostly 353 311 service requests, 37 HPD housing violations, 37 HPD complaints.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 65% 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 33.9. In ZIP 11377, 77% 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 | 27 total — 1 class C (immediately hazardous), 18 class B, 8 class A. Oldest open since 1988-09-08. |
status snapshot refreshed weekly from HPD records
20 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 14). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
41 service requests in the last three years. Most common: Noise (20) · HEAT/HOT WATER (10) · Street Condition (4) · Consumer Complaint (2) · Drinking (1) · Vendor Enforcement (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 (1927) |
| Yes | Six or more residential units (14) |
| 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) | THEODORE LIVANOS; VASILIOS LIVANOS |
| Managing agent | TED LIVANOS |
| Last registered | 2025-10-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,116,000 | $952,200 |
| 2026 | $1,973,000 | $887,850 |
| 2027 | $1,830,000 | $823,500 |
The city's market estimate has fallen 14% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Los Cuencanitos | Latin American | B | Mice evidence |
| The Wild Goose | Irish | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
2 restaurants · 2 with mice evidence · See them on the Mice Map
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 2016 (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 | 52 St — 7 · 400 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Roosevelt Av / 55 St — Q32 · 150 ft |
| Citi Bike | Skillman Ave & 54 St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 011 Kathryn Phelan Middle: I.S. 125 Thom J. McCann Woodside. 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.
41-20 55 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
41 311 service requests from this address in the last three years — 10 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.
Most recent mortgage recorded against this lot: $1,494,137 on 2013-08-07 (lender: Maspeth Federal Savings & Loan Association). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-10-01 | Agreement $1,453,651 — from MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA to 55TH STREET REALTY LLC | $1,453,651 | |
| 2013-08-07 | AL&R $1,890,000 — from 55TH STREET REALTY LLC to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI | $1,890,000 | |
| 2013-08-07 | Agreement $1,890,000 — from MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI to 55TH STREET REALTY LLC | $1,890,000 | |
| 2013-08-07 | Mortgage $1,494,137 — from 55TH STREET REALTY LLC to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI | $1,494,137 | |
| 2013-08-07 | Deed $395,862 — from LIVANOS, VASILIOS; COTHALIS, ELENI; LIVANOS, THEODORE to 55TH STREET REALTY LLC | $395,862 | |
| 2002-07-31 | Mortgage $1,100,000 — from COTHALIS, KOSTAS; LIVANOS, THEODORE; LIVANOS, VASILIOS; COTHALIS, ELENI to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI | $1,100,000 | |
| 1987-10-02 | Mortgage $61,540 — from LIVANOS, VASILIOS; COTHALIS, KOSTAS to MASPETH FED S&L ASN | $61,540 | |
| 1986-06-20 | Mortgage $240,642 — from COTHALIS, KOSTAS; LIVANOS, VASILIOS to ASTORIA FED S&L ASSN | $240,642 | |
| 1986-06-20 | Mortgage $255,000 — from COTHALIS, KOSTAS; LIVANOS, VASILIOS to EVANGELOU, CONSTANTINO | $255,000 | |
| 1984-07-17 | Mortgage $125,000 — from EVANGELOU, CONSTANTINO to ASTORIA FED SAV&LN ASSN | $125,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 5 | 37 | 0 | 2 | 44 |
| 2018 | 0 | 22 | 0 | 16 | 38 |
| 2019 | 0 | 49 | 0 | 1 | 50 |
| 2020 | 0 | 84 | 0 | 1 | 85 |
| 2021 | 2 | 14 | 0 | 1 | 17 |
| 2022 | 1 | 11 | 0 | 1 | 13 |
| 2023 | 0 | 19 | 0 | 1 | 20 |
| 2024 | 0 | 28 | 0 | 3 | 31 |
| 2025 | 1 | 24 | 1 | 3 | 29 |
| 2026 | 0 | 9 | 0 | 2 | 11 |
Every one of the 529 recorded events, 1970–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11377 · Landlord rankings · How grades work · The map · The Mice Map