1,140 recorded events, 1967–2026, from 20 city data systems. The city's paper trail here is mostly 319 311 service requests, 217 HPD complaints, 206 ACRIS deeds & mortgages.
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 62% 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 1.9. 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 | 41 total — 12 class C (immediately hazardous), 21 class B, 8 class A. Oldest open since 1996-01-16. |
status snapshot refreshed weekly from HPD records
10 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 8). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$5,000 in enforcement penalties imposed (ECB/OATH) in the last three years.
48 service requests in the last three years. Most common: Illegal Parking (18) · Blocked Driveway (17) · HEAT/HOT WATER (5) · Noise (2) · Illegal Fireworks (2) · Lead (1).
$245,808 in permitted construction work filed since 2016 (6 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 (150) |
| 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 & GARDEN 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 | $11,691,000 | $5,260,950 |
| 2026 | $11,187,000 | $5,034,150 |
| 2027 | $12,733,000 | $5,729,850 |
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 $3,191,262 a year ($22.53 per sq ft), operating expenses $1,616,169 ($11.41 per sq ft), net operating income $1,575,092. 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 68/100 (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.
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 | 121 St — J Z · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Lefferts Blvd / Metropolitan Av — Q10 Q80 · 450 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.
83-75 118 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 |
48 311 service requests from this address in the last three years — 5 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 |
|---|---|---|---|
| 2026-09-04 | Sold for $290,000 | $290,000 | $1,933 |
| 2026-08-26 | RPTT&RET $267,500 — from MILZOFF, GRACE; MONZON, NICOLE to MERVEIL, JAMAL RASHAAN | $267,500 | |
| 2026-08-18 | Sold for $267,500 | $267,500 | $1,783 |
| 2026-07-08 | RPTT&RET $300,000 — from MEDEIROS DA CUNHA, CLAYTON RODRIGO; GARTH, KENNETH ROMANO to SUKHDEO, NANDALALL | $300,000 | |
| 2026-06-22 | Sold for $300,000 | $300,000 | $2,000 |
| 2026-05-07 | RPTT&RET $199,000 — from LOIS M. ROSENBLATT, PUBLIC ADMINISTRATOR; ESTATE OF RITA JIMENEZ to RAMDEO, BIBI Z | $199,000 | |
| 2026-04-29 | Sold for $199,000 | $199,000 | $1,327 |
| 2026-04-29 | RPTT&RET $419,000 — from FOREST & GARDEN APARTMENTS CO to WHITAKER, BEATRICE | $419,000 | |
| 2026-04-22 | Sold for $419,000 | $419,000 | $2,793 |
| 2026-04-08 | RPTT&RET $405,000 — from FOREST & GARDEN APARTMENTS CO to KATAYEVA, NINA | $405,000 | |
| 2026-03-30 | Sold for $405,000 | $405,000 | $2,700 |
| 2026-03-19 | RPTT&RET $135,000 — from LOIS M. ROSENBLATT, PUBLIC ADMINISTRATOR; ESTATE OF BARBARA MAKRANSKY to CULLEN, JEANNINE M | $135,000 | |
| 2026-03-09 | Sold for $135,000 | $135,000 | $900 |
| 2025-11-10 | RPTT&RET $400,000 — from SCHNALL, DANA; SCULOS, STRATY; SCULOS, DANA to O'TOOLE, LAUREN E; O'TOOLE, CATHAL M | $400,000 | |
| 2025-10-31 | Sold for $400,000 | $400,000 | $2,667 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 6 | 1 | 16 | 8 | 1 | 32 |
| 2018 | 4 | 5 | 96 | 13 | 1 | 119 |
| 2019 | 0 | 6 | 45 | 12 | 1 | 64 |
| 2020 | 0 | 12 | 28 | 10 | 6 | 56 |
| 2021 | 0 | 10 | 26 | 18 | 1 | 55 |
| 2022 | 0 | 2 | 45 | 18 | 2 | 67 |
| 2023 | 0 | 2 | 12 | 8 | 2 | 24 |
| 2024 | 0 | 2 | 9 | 7 | 2 | 20 |
| 2025 | 2 | 5 | 37 | 15 | 1 | 60 |
| 2026 | 4 | 0 | 17 | 15 | 1 | 37 |
Every one of the 1,140 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