338 recorded events, 1985–2026, from 16 city data systems. The city's paper trail here is mostly 122 ACRIS deeds & mortgages, 53 311 service requests, 31 DOF property sales.
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 91% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 0.7. In ZIP 11375, 92% of residential buildings hold an A and 1% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
10 service requests in the last three years. Most common: Dead/Dying Tree (2) · New Tree Request (1) · Street Sign (1) · Noise (1) · Non (1) · Illegal Dumping (1).
$240,399 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 (1940) |
| Yes | Six or more residential units (57) |
| 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 | $4,899,000 | $2,204,550 |
| 2026 | $5,023,000 | $2,260,350 |
| 2027 | $5,473,000 | $2,462,850 |
The city's market estimate has risen 12% 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 $1,114,636 a year ($21.19 per sq ft), operating expenses $501,823 ($9.54 per sq ft), net operating income $612,813. 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) | SAFE (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.
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 | Kew Gardens-Union Tpke — E F · 300 ft straight-line (about a 1-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Queens Blvd / 78 Av — Q60 QM18 QM63 QM64 +2 more · 150 ft |
| Citi Bike | Queens Blvd N & 78 Ave · 200 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.
77-34 78 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 |
| Anything else | Anything else |
10 311 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 |
|---|---|---|---|
| 2026-09-29 | Sold for $619,000 | $619,000 | $10,860 |
| 2026-04-08 | RPTT&RET $222,500 — from MAI, WILLIAM to MATOS, CARIDAD | $222,500 | |
| 2026-04-06 | RPTT&RET $412,200 — from FOREST HILLS SOUTH APTS., L.L.C. to ANTREASSIAN, BRENDA | $412,200 | |
| 2026-03-27 | Sold for $412,200 | $412,200 | $7,232 |
| 2026-03-26 | Sold for $222,500 | $222,500 | $3,904 |
| 2025-12-18 | RPTT&RET $475,000 — from COSTA, DIANA to MATHAI, MARY | $475,000 | |
| 2025-12-16 | Sold for $475,000 | $475,000 | $8,333 |
| 2025-05-27 | RPTT&RET $470,000 — from JOHNSON, JOSHUA to PUENTE CASTRO-COLLIN, FABIOLA; COLLIN, NOAH P | $470,000 | |
| 2025-05-20 | Sold for $470,000 | $470,000 | $8,246 |
| 2025-03-21 | RPTT&RET $225,000 — from ZHANG, ZHONGTING to YING, ALLEN | $225,000 | |
| 2025-03-20 | Sold for $225,000 | $225,000 | $3,947 |
| 2025-02-21 | RPTT&RET $274,500 — from PETTY, DIANNA L to CRAVOTTA, ELAINE | $274,500 | |
| 2025-02-12 | Sold for $274,500 | $274,500 | $4,816 |
| 2024-10-18 | RPTT&RET $379,000 — from ZILBER, ERICA B to GAGLIO, CHRISTINA | $379,000 | |
| 2024-10-01 | Sold for $379,000 | $379,000 | $6,649 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 4 | 6 | 2 | 2 | 16 |
| 2018 | 1 | 1 | 2 | 4 | 1 | 9 |
| 2019 | 0 | 1 | 3 | 2 | 1 | 7 |
| 2020 | 0 | 2 | 8 | 0 | 1 | 11 |
| 2021 | 2 | 1 | 3 | 8 | 1 | 15 |
| 2022 | 4 | 1 | 6 | 14 | 1 | 26 |
| 2023 | 0 | 1 | 3 | 14 | 2 | 20 |
| 2024 | 0 | 0 | 2 | 6 | 3 | 11 |
| 2025 | 0 | 1 | 6 | 8 | 1 | 16 |
| 2026 | 11 | 0 | 5 | 7 | 1 | 24 |
Every one of the 338 recorded events, 1985–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11375 · Landlord rankings · How grades work · The map · The Mice Map