1,000 recorded events, 1989–2026, from 18 city data systems. The city's paper trail here is mostly 598 ACRIS deeds & mortgages, 168 311 service requests, 40 HPD complaints.
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 64% 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 10.4. In ZIP 11415, 81% 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 | 9 total — 4 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2006-08-13. |
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: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
23 service requests in the last three years. Most common: Noise (7) · HEAT/HOT WATER (3) · Damaged Tree (2) · Special Projects Inspection Team (SPIT) (2) · Drug Activity (1) · Street Condition (1).
$7,500 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.
| No | Built before 1974 (2002) |
| Yes | Six or more residential units (39) |
| 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) | Forest Park Condominium |
| Head officer | John Busch |
| Managing agent | All Area Realty |
| Last registered | 2025-09-12 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $73,440 | $33,048 |
| 2026 | $137,108 | $61,698 |
| 2027 | $170,343 | $76,655 |
The city's market estimate has risen 132% 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 $978,708 a year ($27.82 per sq ft), operating expenses $314,157 ($8.93 per sq ft), net operating income $664,550. 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 59/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| 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.
2 street-flooding or sewer-backup complaints at this address since 2013 (1 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 a 10-minute walk) · station accessibility: none Kew Gardens-Union Tpke — E F · 0.5 mi straight-line (about a 14-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Metropolitan Av / Lefferts Blvd — Q54 · 150 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.
118-82 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 |
23 311 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 ALL AREA REALTY SERVICES — 83 buildings, 4,655 units. Grades across the portfolio: A69 · B11 · C2. See the whole portfolio
showing 60 of 83 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-05-07 | Mortgage $157,500 — from MUSTEDANAGIC, AS TRUSTEE, DINO; THE MUSTEDANAGIC TRUST; MUSTEDANAGIC, AS TRUSTEE, NUSRETA to MERS | $157,500 | |
| 2025-09-22 | Deed $490,000 — from AVRAHAMI, AHARON to WASHINGTON, RONALD L; FERGUSON, STEPHANIE LORETTA | $490,000 | |
| 2025-09-11 | Mortgage $240,000 — from FERGUSON, STEPHANIE LORETTA; WASHINGTON, RONALD L to KEYBANK NATIONAL ASSOCIATION; MERS | $240,000 | |
| 2025-09-04 | Sold for $490,000 | $490,000 | $12,564 |
| 2025-09-04 | Sold for $490,000 | $490,000 | $12,564 |
| 2025-04-14 | Deed $304,966 — from NOEL, KATY; NOEL, VITIELLO; NOEL, VITIELLO; NOEL, KATY to NOEL, KATY; NOEL, KATY | $304,966 | |
| 2025-04-14 | Deed $304,966 — from NOEL, KATY; NOEL, VITIELLO; NOEL, VITIELLO; NOEL, KATY to NOEL, KATY; NOEL, KATY | $304,966 | |
| 2024-08-21 | Mortgage $449,650 — from JAUW, LIELING to MERS; UNMB HOME LOANS INC. | $449,650 | |
| 2024-08-21 | Deed $529,000 — from LU, HONGHAO; LI, LISA ZIQING to JAUW, LIELING | $529,000 | |
| 2024-08-14 | Sold for $529,000 | $529,000 | $13,564 |
| 2024-08-08 | Deed $445,000 — from ROCKMAN, ADAM L to SARASWAT, PRASHANT; TUZEL, ANNA | $445,000 | |
| 2024-08-01 | Sold for $445,000 | $445,000 | $11,410 |
| 2024-02-26 | Deed $550,000 — from STANFIELD, EARLANE to GONZALEZ-MARTINEZ, ADRIAN G; GONZALEZ-MARTINEZ, MARY K | $550,000 | |
| 2024-02-26 | Mortgage $440,000 — from GONZALEZ-MARTINEZ, ADRIAN G; GONZALEZ-MARTINEZ, MARY K to MERS; ALLY BANK | $440,000 | |
| 2023-11-28 | Deed $275,000 — from WONG, FREDERICK BRIAN; WONG, KARN MAYME to LU, TIMOTHY; LU, ELIZA | $275,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 15 | 15 | 2 | 32 |
| 2018 | 0 | 3 | 6 | 12 | 2 | 23 |
| 2019 | 0 | 3 | 14 | 21 | 3 | 41 |
| 2020 | 0 | 0 | 15 | 18 | 3 | 36 |
| 2021 | 0 | 1 | 24 | 9 | 2 | 36 |
| 2022 | 2 | 1 | 14 | 27 | 2 | 46 |
| 2023 | 0 | 0 | 12 | 11 | 2 | 25 |
| 2024 | 0 | 1 | 18 | 28 | 4 | 51 |
| 2025 | 0 | 0 | 16 | 14 | 2 | 32 |
| 2026 | 0 | 2 | 7 | 5 | 2 | 16 |
Every one of the 1,000 recorded events, 1989–2026, 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