657 recorded events, 1988–2026, from 15 city data systems. The city's paper trail here is mostly 373 ACRIS deeds & mortgages, 84 311 service requests, 71 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 77% 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 70.7. In ZIP 11378, 86% of residential buildings hold an A and 2% 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 | 62 total — 2 class C (immediately hazardous), 27 class B, 33 class A. Oldest open since 2001-06-28. |
status snapshot refreshed weekly from HPD records
6 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
13 service requests in the last three years. Most common: Noise (4) · HEAT/HOT WATER (3) · Boilers (2) · UNSANITARY CONDITION (2) · Illegal Parking (1) · For Hire Vehicle Complaint (1).
$35,799 in permitted construction work filed since 2016 (3 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.
| No | Built before 1974 (1988) |
| Yes | Six or more residential units (12) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | GRANDVIEW TERRACE |
| Head officer | FLORIN J SPARIOSU |
| Managing agent | SPARROW REALTORS |
| Last registered | 2025-11-26 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $113,526 | $51,087 |
| 2026 | $463,656 | $208,645 |
| 2027 | $131,610 | $59,225 |
The city's market estimate has risen 16% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $232,577 a year ($19.74 per sq ft), operating expenses $83,063 ($7.05 per sq ft), net operating income $149,514. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
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 2017 (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.
| Bus | Nearest boarding stop: Grand Av / 69 Pl — Q58 Q59 Q98 · 150 ft |
| Citi Bike | Grand Ave & Remsen Pl · 0.3 mi · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 58 - The School of Heroes Middle: I.S. 73 - The Frank Sansivieri Intermediate School. 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.
55-36 69 Place
| 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 |
13 311 service requests from this address in the last three years — 3 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 SPARROW REALTORS — 9 buildings, 231 units. Grades across the portfolio: A5 · B3 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 84-10 101 Street | QN | 87 | B |
| 85-15 120 Street | QN | 40 | A |
| 1974 Starr Street | QN | 32 | A |
| 66-83 70 Street | QN | 16 | A |
| 108-02 103 Avenue | QN | 16 | C |
| 55-36 69 Place | QN | 12 | B |
| 64-19 72 Street | QN | 12 | A |
| 97-05 50 Avenue | QN | 10 | A |
| 2015 Woodbine Street | QN | 6 | B |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-31 | Mortgage $20,000 — from LOPEZ CAMPERO, MAURICIO; NAVA, ROCIO MAHELET RETANA to GERONIMO, JOSE; GERONIMO, VILLA | $20,000 | |
| 2026-07-31 | Deed $30,000 — from GERONIMO, JOSE; GERONIMO, VILLA to NAVA, ROCIO MAHELET RETANA; LOPEZ CAMPERO, MAURICIO | $30,000 | |
| 2026-07-31 | Deed $30,000 — from GERONIMO, JOSE; GERONIMO, VILLA to NAVA, ROCIO MAHELET RETANA; LOPEZ CAMPERO, MAURICIO | $30,000 | |
| 2026-07-31 | Mortgage $20,000 — from LOPEZ CAMPERO, MAURICIO; NAVA, ROCIO MAHELET RETANA to GERONIMO, JOSE; GERONIMO, VILLA | $20,000 | |
| 2026-07-14 | Sold for $30,000 | $30,000 | $2,500 |
| 2026-07-14 | Sold for $30,000 | $30,000 | $2,500 |
| 2026-04-27 | Mortgage $562,500 — from PARAGON PROPERTY HOLDINGS LLC to M&T BANK | $562,500 | |
| 2026-04-27 | Deed $750,000 — from 5536 ASSOCIATE LLC to PARAGON PROPERTY HOLDINGS LLC | $750,000 | |
| 2026-04-27 | AL&R $562,500 — from PARAGON PROPERTY HOLDINGS LLC to M&T BANK | $562,500 | |
| 2026-04-02 | Sold for $750,000 | $750,000 | $62,500 |
| 2024-01-30 | Deed $430,000 — from BENO, GABRIEL to ZALESKI, PIOTR | $430,000 | |
| 2024-01-30 | Deed $430,000 — from BENO, GABRIEL to ZALESKI, PIOTR | $430,000 | |
| 2024-01-22 | Sold for $430,000 | $430,000 | $35,833 |
| 2024-01-22 | Sold for $430,000 | $430,000 | $35,833 |
| 2023-07-13 | Mortgage $100,000 — from TAN, HUAJIE; WU, WEN WEI to MERS | $100,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 1 | 0 | 3 | 3 | 1 | 8 |
| 2018 | 0 | 0 | 7 | 3 | 1 | 11 |
| 2019 | 0 | 0 | 2 | 13 | 1 | 16 |
| 2020 | 0 | 1 | 11 | 4 | 1 | 17 |
| 2021 | 2 | 0 | 10 | 19 | 1 | 32 |
| 2022 | 0 | 1 | 6 | 11 | 1 | 19 |
| 2023 | 0 | 6 | 5 | 18 | 1 | 30 |
| 2024 | 0 | 1 | 3 | 10 | 1 | 15 |
| 2025 | 0 | 1 | 38 | 1 | 1 | 41 |
| 2026 | 0 | 1 | 14 | 13 | 1 | 29 |
Every one of the 657 recorded events, 1988–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11378 · Landlord rankings · How grades work · The map · The Mice Map