442 recorded events, 1900–2026, from 18 city data systems. The city's paper trail here is mostly 126 ACRIS deeds & mortgages, 98 311 service requests, 53 HPD housing violations.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 52% 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 27.2. In ZIP 11373, 73% of residential buildings hold an A and 4% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 12 total — 6 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2023-08-02. |
status snapshot refreshed weekly from HPD records
8 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 6). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$38,750 in enforcement penalties imposed (ECB/OATH) in the last three years.
29 service requests in the last three years. Most common: HEAT/HOT WATER (4) · Plumbing (4) · Street Condition (4) · PAINT/PLASTER (3) · DOOR/WINDOW (3) · Obstruction (2).
$39,600 in permitted construction work filed since 2016 (1 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 (1959) |
| Yes | Six or more residential units (69) |
| 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) | Victory Apartments, INC |
| Head officer | Vicky Heredia |
| Managing agent | VENTURE NY PROPERTY MANAGEMENT LLCf |
| Last registered | 2025-07-07 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,927,000 | $2,217,150 |
| 2026 | $4,965,000 | $2,234,250 |
| 2027 | $4,901,000 | $2,205,450 |
The city's market estimate has fallen 1% between tax years 2025 and 2027.
Tax exemptions on the roll: 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 $1,125,102 a year ($20.87 per sq ft), operating expenses $494,894 ($9.18 per sq ft), net operating income $630,208. 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 74/100 (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.
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 | Grand Av-Newtown — M R · 850 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Grand Av / Van Horn St — Q58 Q59 · 100 ft |
| Citi Bike | Queens Blvd & Broadway · 900 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 102 Bayview 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.
86-04 Grand 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 |
29 311 service requests from this address in the last three years — 4 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 VENTURE NY PROPERTY MANAGEMENT LLC — 123 buildings, 5,133 units. Grades across the portfolio: A101 · B19 · C2 · D1. See the whole portfolio
showing 60 of 123 buildings
Most recent mortgage recorded against this lot: $200,000 on 2013-08-09 (lender: National Consumer Cooperative Bank DBA Ncb). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-08-07 | RPTT&RET $220,000 — from NATHEL, ALLISON to CASALASPRO, PATRICK | $220,000 | |
| 2026-07-23 | Sold for $220,000 | $220,000 | $3,188 |
| 2025-12-04 | RPTT&RET $465,000 — from HUIE, HELEN PEARL to SANTIAGO, VILMA DELA CRUZ | $465,000 | |
| 2025-11-19 | Sold for $465,000 | $465,000 | $6,739 |
| 2023-07-28 | AL&R $200,000 — from VICTORY APARTMENTS, INC. to NATIONAL CONSUMER COOPERATIVE BANK | $200,000 | |
| 2023-07-28 | Mortgage $200,000 — from VICTORY APARTMENTS, INC. to NATIONAL CONSUMER COOPERATIVE BANK | $200,000 | |
| 2023-07-28 | Agreement $1,100,000 — from VICTORY APARTMENTS, INC. to NATIONAL COOPERATIVE BANK, N.A. | $1,100,000 | |
| 2023-07-28 | Mortgage $201,190 — from VICTORY APARTMENTS, INC. to NATIONAL COOPERATIVE BANK, N.A. | $201,190 | |
| 2023-07-28 | AL&R $1,100,000 — from VICTORY APARTMENTS, INC. to NATIONAL COOPERATIVE BANK, N.A. | $1,100,000 | |
| 2023-03-29 | RPTT&RET $200,000 — from CARDONA, ARTURO to LIN, LAN | $200,000 | |
| 2023-03-28 | Sold for $200,000 | $200,000 | $2,899 |
| 2022-12-27 | RPTT&RET $386,000 — from LAU, LAI YI to LEE, SOO KIM; CHONG, CHOONG KON | $386,000 | |
| 2022-09-29 | Sold for $386,000 | $386,000 | $5,594 |
| 2022-09-22 | RPTT&RET $407,000 — from JOVANOVIC, DUSAN; JOVANOVIC, JELENA to SAMARDZIC, SPASOJE; SAMARDZIC, MARIJANA | $407,000 | |
| 2022-09-15 | Sold for $407,000 | $407,000 | $5,899 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 4 | 4 | 1 | 10 |
| 2018 | 0 | 0 | 8 | 8 | 1 | 17 |
| 2019 | 0 | 0 | 10 | 3 | 3 | 16 |
| 2020 | 0 | 1 | 11 | 2 | 0 | 14 |
| 2021 | 2 | 2 | 5 | 2 | 1 | 12 |
| 2022 | 0 | 1 | 11 | 6 | 2 | 20 |
| 2023 | 2 | 4 | 59 | 19 | 0 | 84 |
| 2024 | 0 | 3 | 9 | 2 | 1 | 15 |
| 2025 | 0 | 10 | 36 | 7 | 0 | 53 |
| 2026 | 0 | 5 | 21 | 4 | 0 | 30 |
Every one of the 442 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11373 · Landlord rankings · How grades work · The map · The Mice Map