378 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 182 ACRIS deeds & mortgages, 58 311 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 70% 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 6.9. In ZIP 11375, 92% of residential buildings hold an A and 1% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
16 heat or hot-water complaints in the last three years (winter 2024–25: 8 · winter 2025–26: 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.
26 service requests in the last three years. Most common: Noise (14) · HEAT/HOT WATER (8) · Sewer (2) · For Hire Vehicle Complaint (1) · Street Condition (1).
$51,000 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.
| Yes | Built before 1974 (1939) |
| Yes | Six or more residential units (39) |
| 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) | 111-56 76TH DRIVE CONDO |
| Head officer | STEPHEN WALLACH |
| Managing agent | LEEMAR MANAGEMENT CORP |
| Last registered | 2025-09-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $104,233 | $46,905 |
| 2026 | $136,834 | $61,575 |
| 2027 | $132,460 | $59,607 |
The city's market estimate has risen 27% 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 2023 estimate: gross income $731,685 a year ($23.22 per sq ft), operating expenses $299,985 ($9.52 per sq ft), net operating income $431,701. 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.
1 street-flooding or sewer-backup complaints at this address since 2023 (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 | Kew Gardens-Union Tpke — E F · 850 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Queens Blvd / 77 Av — Q60 · 250 ft |
| Citi Bike | Queens Blvd S & 76 Rd · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 101 School in the Gardens Middle: J.H.S. 190 Russell Sage. 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.
111-56 76 Drive
| 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 |
26 311 service requests from this address in the last three years — 8 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 LEEMAR MANAGEMENT CORP — 21 buildings, 1,091 units. Grades across the portfolio: A18 · B3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 69-11 Yellowstone Blvd | QN | 99 | A |
| 41-00 43 Avenue | QN | 88 | A |
| 120 Kenilworth Place | BK | 84 | B |
| 35-33 83 Street | QN | 72 | A |
| 71-40 112 Street | QN | 71 | A |
| 108-25 72 Avenue | QN | 69 | A |
| 98-76 Queens Boulevard | QN | 66 | A |
| 70-01 113 Street | QN | 63 | A |
| 112-15 72 Road | QN | 60 | A |
| 65-74 Saunders Street | QN | 60 | A |
| 1801 Avenue N | BK | 59 | A |
| 1903 Ocean Avenue | BK | 54 | B |
| 93-40 Queens Boulevard | QN | 53 | A |
| 110-48 72 Avenue | QN | 48 | A |
| 111-56 76 Drive | QN | 39 | A |
| 1953 65 Street | BK | 21 | A |
| 1941 65 Street | BK | 21 | A |
| 1967 65 Street | BK | 21 | A |
| 1947 65 Street | BK | 21 | B |
| 1961 65 Street | BK | 21 | A |
| 130 Kenilworth Place | BK | 1 | A |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-05-09 | Deed $295,000 — from DACOSTA, LINDA; BROOKS, LINDA to KOGAN, ELAINE | $295,000 | |
| 2024-05-01 | Sold for $295,000 | $295,000 | $7,564 |
| 2015-10-23 | Deed $450,000 — from CHYN, GUO JING J.; CHEN, TSYR HUEY to YUAN, FANG | $450,000 | |
| 2011-11-04 | Mortgage $275,000 — from CARLISLE L ST. MARTIN MD, PA to FARMERS & MERCHANTS BANK | $275,000 | |
| 2011-07-27 | Mortgage $161,000 — from CHEN, FORD to CATHAY BANK | $161,000 | |
| 2011-07-27 | Deed $230,000 — from CHEN, HEDDY ZEE WEN to CHEN, FORD | $230,000 | |
| 2011-07-08 | Deed $310,000 — from WHITFIELD , NATALIA M to WU, HSIAO HUNG | $310,000 | |
| 2009-08-17 | Mortgage $175,000 — from WHITFIELD, NATALIA M to BANK OF AMERICA, N.A. | $175,000 | |
| 2009-08-17 | Deed $250,000 — from VON WALHOF, CHRISTIAAN; VON WALHOFF, A/K/A CHRISTIAAN; VON WALHOF, BETTINA; VON WALHOFF, to WHITFIELD, NATALIA M | $250,000 | |
| 2008-04-01 | Mortgage $160,000 — from HU, XIU MEI to JPMORGAN CHASE BANK, N.A. | $160,000 | |
| 2008-04-01 | Deed $260,000 — from ZHOU, DANIEL W.; KAO, SHARON to HU, XIU MEI | $260,000 | |
| 2007-03-15 | M&CON $187,000 — from VON WALHOF, CHRISTIAAN; VON WALHOF, BETTINA to WASHINGTON MUTUAL BANK, FA | $187,000 | |
| 2007-03-15 | Mortgage $38,927 — from VON WALHOF, BETTINA; VON WALHOF, CHRISTIAAN to WASHINGTON MUTUAL BANK, FA | $38,927 | |
| 2005-10-24 | Mortgage $42,000 — from DACOSTA, LINDA to CITIMORTGAGE, INC | $42,000 | |
| 2005-05-14 | Mortgage $75,000 — from BABAYEVA, STELLA; BABAYEVA, NATELA to MERS | $75,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2018 | 0 | 1 | 0 | 2 | 1 | 4 |
| 2019 | 0 | 2 | 6 | 0 | 2 | 10 |
| 2020 | 0 | 0 | 1 | 0 | 1 | 2 |
| 2021 | 0 | 1 | 2 | 0 | 1 | 4 |
| 2022 | 0 | 1 | 2 | 0 | 1 | 4 |
| 2023 | 0 | 1 | 8 | 0 | 1 | 10 |
| 2024 | 0 | 1 | 15 | 3 | 1 | 20 |
| 2025 | 0 | 0 | 5 | 0 | 2 | 7 |
| 2026 | 11 | 3 | 16 | 0 | 1 | 31 |
Every one of the 378 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11375 · Landlord rankings · How grades work · The map · The Mice Map