879 recorded events, 1900–2026, from 16 city data systems. The city's paper trail here is mostly 213 311 service requests, 190 ACRIS deeds & mortgages, 132 HPD complaints.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 67% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 1.5. In ZIP 11375, 92% of residential buildings hold an A and 1% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 4 total — 0 class C (immediately hazardous), 3 class B, 1 class A. Oldest open since 2010-11-22. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$2,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
50 service requests in the last three years. Most common: Noise (17) · Air Quality (8) · Illegal Parking (7) · Snow or Ice (4) · For Hire Vehicle Complaint (3) · Sewer (2).
$621,511 in permitted construction work filed since 2016 (10 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 (1940) |
| Yes | Six or more residential units (113) |
| 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) | FOREST HILLS SOUTH OWNERS INC |
| Head officer | GEORGE MCGRATH |
| Managing agent | JOHN B LOVETT & ASSOC |
| Last registered | 2025-09-06 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $10,533,000 | $4,739,850 |
| 2026 | $10,737,000 | $4,831,650 |
| 2027 | $12,501,000 | $5,625,450 |
The city's market estimate has risen 19% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $2,726,587 a year ($18.77 per sq ft), operating expenses $1,353,851 ($9.32 per sq ft), net operating income $1,372,735. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 81/100 (2022 disclosure cycle) |
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
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.
3 street-flooding or sewer-backup complaints at this address since 2012 (2 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 | Kew Gardens-Union Tpke — E F · 800 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Queens Blvd / 77 Av — Q60 · 350 ft |
| Citi Bike | Queens Blvd S & 76 Rd · 550 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 196 Grand Central Parkway Middle: J.H.S. 157 Stephen A. Halsey. 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.
76-36 113 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 |
50 311 service requests from this address in the last three years.
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 JOHN B LOVETT — 119 buildings, 12,500 units. Grades across the portfolio: A99 · B17 · C1 · D1. See the whole portfolio
showing 60 of 119 buildings
Most recent mortgage recorded against this lot: $1,000,000 on 2021-12-06 (lender: National Consumer Cooperative Bank), covering 7 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 |
|---|---|---|---|
| 2026-09-21 | RPTT&RET $675,000 — from MAYER, MARIA to GALPERN, NADIA; STEIN, MATTHEW | $675,000 | |
| 2026-09-09 | Sold for $675,000 | $675,000 | $5,973 |
| 2026-07-20 | RPTT&RET $765,000 — from VAKEFLLI, ORNELA to BINDER, JEFFREY; GENZALE, ANN MARIE | $765,000 | |
| 2026-07-15 | RPTT&RET $350,000 — from SIEGEL, JEREMIAH D to CAPONI, JACKSON | $350,000 | |
| 2026-07-14 | Sold for $765,000 | $765,000 | $6,770 |
| 2026-07-07 | Sold for $350,000 | $350,000 | $3,097 |
| 2026-07-01 | RPTT&RET $315,000 — from ARDITTO, WALTER to WANG, LINA | $315,000 | |
| 2026-06-29 | Sold for $315,000 | $315,000 | $2,788 |
| 2026-01-12 | RPTT&RET $345,000 — from DEBORAH BARLETTA, EXECUTOR; ESTATE OF EVELYN KESSLER to THERAMENE, AURELIE BENEDICTE | $345,000 | |
| 2026-01-08 | Sold for $345,000 | $345,000 | $3,053 |
| 2025-11-19 | RPTT&RET $320,000 — from BARDIS, ELENI to MUSCHITIELLO, BRIANNA | $320,000 | |
| 2025-10-30 | Sold for $320,000 | $320,000 | $2,832 |
| 2025-06-16 | RPTT&RET $303,500 — from SHI, JENNIFER to WU, KOOBY HUEHAI | $303,500 | |
| 2025-06-06 | Sold for $303,500 | $303,500 | $2,686 |
| 2025-03-24 | RPTT&RET $375,000 — from KESWANI, TRUSTEE, VIJAY; VIJAY KESWANI IRREVOCABLE TRUST to CINEMALE, SEAN S | $375,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 1 | 2 | 12 | 2 | 20 |
| 2018 | 1 | 2 | 8 | 6 | 1 | 18 |
| 2019 | 2 | 7 | 3 | 2 | 1 | 15 |
| 2020 | 0 | 0 | 8 | 4 | 1 | 13 |
| 2021 | 2 | 0 | 13 | 22 | 1 | 38 |
| 2022 | 4 | 4 | 6 | 18 | 2 | 34 |
| 2023 | 2 | 23 | 12 | 8 | 1 | 46 |
| 2024 | 6 | 1 | 7 | 17 | 2 | 33 |
| 2025 | 0 | 5 | 16 | 6 | 1 | 28 |
| 2026 | 9 | 14 | 26 | 10 | 2 | 61 |
Every one of the 879 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
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