1,313 recorded events, 1967–2026, from 20 city data systems. The city's paper trail here is mostly 374 311 service requests, 228 ACRIS deeds & mortgages, 179 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 64% 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 8.7. In ZIP 11415, 81% of residential buildings hold an A and 4% 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 | 156 total — 44 class C (immediately hazardous), 86 class B, 26 class A. Oldest open since 1983-08-23. |
status snapshot refreshed weekly from HPD records
9 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 3 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$11,875 in enforcement penalties imposed (ECB/OATH) in the last three years.
132 service requests in the last three years. Most common: Noise (97) · Elevator (5) · HEAT/HOT WATER (4) · Indoor Air Quality (3) · PAINT/PLASTER (2) · Lead (2).
$583,478 in permitted construction work filed since 2016 (9 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 (1954) |
| Yes | Six or more residential units (148) |
| 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 & GARDREN OWNERS INC |
| Head officer | JUAN SOLLA |
| Managing agent | PRINCIPAL MGMT |
| Last registered | 2025-08-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $11,673,000 | $5,252,850 |
| 2026 | $11,158,000 | $5,021,100 |
| 2027 | $12,696,000 | $5,713,200 |
The city's market estimate has risen 9% 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 $3,176,730 a year ($22.53 per sq ft), operating expenses $1,608,810 ($11.41 per sq ft), net operating income $1,567,920. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | C — ENERGY STAR score 65/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| 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.
1 street-flooding or sewer-backup complaints at this address since 2012 (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 | 121 St — J Z · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none Kew Gardens-Union Tpke — E F · 0.6 mi straight-line (about a 14-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Metropolitan Av / Lefferts Blvd — Q54 · 250 ft |
| School zones (2024–25 map) | Elementary: 51 (K-1), 56 (2-5) Middle: M.S. 137 America's School of Heroes. 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.
118-60 Metropolitan 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 |
132 311 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 PRINCIPAL MGMT — 5 buildings, 561 units. Grades across the portfolio: A3 · B1 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 83-75 118 Street | QN | 150 | A |
| 118-60 Metropolitan Avenue | QN | 148 | B |
| 141-30 Pershing Crescent | QN | 108 | C |
| 79-06 35 Avenue | QN | 96 | A |
| 218-05 Hillside Avenue | QN | 59 | A |
Most recent mortgage recorded against this lot: $1,817,204 on 2021-11-29 (lender: Investors Bank), covering 2 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 |
|---|---|---|---|
| 2026-09-17 | RPTT&RET $280,000 — from GIL, JAIRO to SANCHEZ, MARIA V | $280,000 | |
| 2026-09-10 | Sold for $280,000 | $280,000 | $1,892 |
| 2026-07-02 | RPTT&RET $410,000 — from FOREST & GARDEN APARTMENTS CO to CAPUNAY, JOSEPH; GUADALUPE CAPUNAY, ANNA MARIE | $410,000 | |
| 2026-06-26 | Sold for $410,000 | $410,000 | $2,770 |
| 2026-03-06 | RPTT&RET $332,000 — from LYDON, PATRICIA J to HENIN, MICHEAL; TARASZKIEWICZ, MONIKA | $332,000 | |
| 2026-03-03 | Sold for $332,000 | $332,000 | $2,243 |
| 2026-01-29 | RPTT&RET $241,000 — from MCCORMICK, JOHN to SEDER, JULIA ELIZABETH STORMS; MALDONADO, JOSEPH JR | $241,000 | |
| 2026-01-16 | Sold for $241,000 | $241,000 | $1,628 |
| 2025-09-08 | RPTT&RET $285,000 — from IENNA, JOSEPH to DIKELLARI, ERMIRA; SHEQERI, KRESHNIK | $285,000 | |
| 2025-08-21 | Sold for $285,000 | $285,000 | $1,926 |
| 2025-07-23 | RPTT&RET $256,000 — from LABAY, JOHN T to LI, ZE BIN; LI, JASON | $256,000 | |
| 2025-07-08 | Sold for $256,000 | $256,000 | $1,730 |
| 2025-01-07 | RPTT&RET $337,500 — from CURCURU, VINCENZO; CURCURU, CALOGERO ALESSANDRO to MOHAN, BERNICE; RAMNAUTH, ADRIAN | $337,500 | |
| 2024-12-23 | Sold for $337,500 | $337,500 | $2,280 |
| 2024-11-12 | RPTT&RET $215,000 — from CHIN LOUNG, JAMES CHOO to PARK, PAUL J. | $215,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 21 | 13 | 1 | 36 |
| 2018 | 0 | 11 | 40 | 12 | 1 | 64 |
| 2019 | 0 | 11 | 75 | 10 | 1 | 97 |
| 2020 | 0 | 16 | 59 | 11 | 4 | 90 |
| 2021 | 0 | 8 | 58 | 14 | 2 | 82 |
| 2022 | 9 | 11 | 45 | 21 | 2 | 88 |
| 2023 | 1 | 15 | 55 | 10 | 1 | 82 |
| 2024 | 0 | 4 | 24 | 13 | 1 | 42 |
| 2025 | 2 | 9 | 49 | 5 | 4 | 69 |
| 2026 | 3 | 7 | 83 | 10 | 1 | 104 |
Every one of the 1,313 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11415 · Landlord rankings · How grades work · The map · The Mice Map