859 recorded events, 2000–2026, from 17 city data systems. The city's paper trail here is mostly 273 ACRIS deeds & mortgages, 235 311 service requests, 130 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 74% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 56.3. In ZIP 11354, 86% of residential buildings hold an A and 2% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 68 total — 17 class C (immediately hazardous), 48 class B, 3 class A. Oldest open since 2012-05-07. |
status snapshot refreshed weekly from HPD records
10 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
51 service requests in the last three years. Most common: Noise (19) · HEAT/HOT WATER (5) · GENERAL (5) · DOOR/WINDOW (4) · PLUMBING (4) · WATER LEAK (2).
$105,334 in permitted construction work filed since 2016 (4 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 (2006) |
| Yes | Six or more residential units (20) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | Joyful Tower Condominium |
| Head officer | Joel Abreu |
| Managing agent | Total Management NYC |
| Last registered | 2026-03-26 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $88,184 | $39,683 |
| 2026 | $91,867 | $41,340 |
| 2027 | $181,594 | $81,717 |
The city's market estimate has risen 106% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $477,527 a year ($25.58 per sq ft), operating expenses $148,037 ($7.93 per sq ft), net operating income $329,490. 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 82/100 (2022 disclosure cycle) |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2018 (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 | Flushing-Main St — 7 · 0.7 mi straight-line (about a 17-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Union St / Bayside Av — Q16 Q20 Q44-SBS · 250 ft · Select Bus Service |
| School zones (2024–25 map) | Elementary: P.S. 214 Cadwallader Colden Middle: J.H.S. 185 Edward Bleeker. 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.
31-22 Union 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 |
51 311 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 TOTAL MANAGEMENT NYC — 29 buildings, 1,789 units. Grades across the portfolio: A17 · B9 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 26-20 Whitestone Ep SR W | QN | 252 | A |
| 764 Brady Avenue | BX | 202 | B |
| 29-08 139 Street | QN | 168 | A |
| 42-20 Kissena Boulevard | QN | 102 | C |
| 144-44 41 Avenue | QN | 97 | B |
| 192-02 39 Avenue | QN | 96 | A |
| 83-06 Vietor Avenue | QN | 86 | A |
| 86-10 34 Avenue | QN | 84 | A |
| 143-43 41 Avenue | QN | 76 | A |
| 86-05 60 Road | QN | 68 | B |
| 140 Claremont Avenue | MN | 61 | A |
| 65-38 Booth Street | QN | 60 | A |
| 754 Brady Avenue | BX | 59 | A |
| 758 Brady Avenue | BX | 58 | B |
| 762 Brady Avenue | BX | 55 | A |
| 2330 Hoffman Street | BX | 46 | A |
| 398 Oliver Place | BX | 44 | A |
| 147-37 Beech Avenue | QN | 40 | A |
| 42-22 Union Street | QN | 32 | A |
| 180 Davis Avenue | BX | 22 | C |
| 31-22 Union Street | QN | 20 | B |
| 200 Bay 22 Street | BK | 16 | A |
| 590 East 187 Street | BX | 12 | A |
| 2511 Hughes Avenue | BX | 9 | B |
| 25-47 23 Street | QN | 8 | A |
| 3707 East Tremont Avenue | BX | 7 | C |
| 576 East 189 Street | BX | 3 | B |
| 574 East 189 Street | BX | 3 | B |
| 578 East 189 Street | BX | 3 | B |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-04 | Deed $430,000 — from CHEN, XIAO XUE to LIU, WENYING | $430,000 | |
| 2026-08-26 | Sold for $430,000 | $430,000 | $21,500 |
| 2023-02-10 | Mortgage $274,400 — from ZHAO, HUANJUN to MERS | $274,400 | |
| 2023-02-10 | Deed $548,800 — from WANG, XIAO JUN to ZHAO, HUANJUN | $548,800 | |
| 2023-01-30 | Sold for $548,800 | $548,800 | $27,440 |
| 2022-05-12 | Deed $465,000 — from NORTH FLUSHING PROPERTIES CORP. to WANG, RUI YING | $465,000 | |
| 2022-04-29 | Sold for $465,000 | $465,000 | $23,250 |
| 2022-03-23 | Mortgage $299,600 — from CHEN, XIAO XUE to MERS | $299,600 | |
| 2022-03-23 | Deed $428,000 — from LIN, BIMEI; ZENG, CHENG to CHEN, XIAO XUE | $428,000 | |
| 2022-03-04 | Sold for $428,000 | $428,000 | $21,400 |
| 2021-10-15 | Deed $536,000 — from LU, ZONGMEI; LI, WEI; LI, LEI to CHEN, TIANJUN | $536,000 | |
| 2021-10-15 | Mortgage $321,600 — from CHEN, TIANJUN to MERS | $321,600 | |
| 2021-09-16 | Sold for $536,000 | $536,000 | $26,800 |
| 2021-07-29 | Deed $470,000 — from SHEN, YUNXIAN; QU, PINFENG to JANG, BOMI; LEE, JUNG IN | $470,000 | |
| 2021-07-29 | Mortgage $200,000 — from LEE, JUNG IN; JANG, BOMI to MERS | $200,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 36 | 6 | 1 | 43 |
| 2018 | 0 | 4 | 60 | 17 | 0 | 81 |
| 2019 | 0 | 3 | 63 | 0 | 1 | 67 |
| 2020 | 2 | 1 | 12 | 5 | 2 | 22 |
| 2021 | 4 | 3 | 48 | 24 | 0 | 79 |
| 2022 | 0 | 1 | 16 | 16 | 1 | 34 |
| 2023 | 0 | 0 | 136 | 5 | 0 | 141 |
| 2024 | 0 | 1 | 38 | 12 | 0 | 51 |
| 2025 | 0 | 0 | 23 | 2 | 0 | 25 |
| 2026 | 0 | 0 | 11 | 7 | 0 | 18 |
Every one of the 859 recorded events, 2000–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11354 · Landlord rankings · How grades work · The map · The Mice Map