479 recorded events, 1967–2026, from 18 city data systems. The city's paper trail here is mostly 150 ACRIS deeds & mortgages, 99 311 service requests, 56 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 59% 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 14.2. In ZIP 11355, 84% of residential buildings hold an A and 3% 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 | 6 total — 5 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2013-03-23. |
status snapshot refreshed weekly from HPD records
5 heat or hot-water complaints in the last three years (winter 2025–26: 5).
No bedbug-infested units reported in the last three years of filings.
8 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Blocked Driveway (1) · Street Light Condition (1) · Noise (1) · Obstruction (1) · Smoking or Vaping (1).
$362,000 in permitted construction work filed since 2016 (2 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 (1963) |
| Yes | Six or more residential units (65) |
| 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) | RIDGE APARTMENT OWNERS CORP |
| Head officer | IVAN S STARCIC |
| Managing agent | RIDGE REALTY MANAGEMENT LLC |
| Last registered | 2025-06-26 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,404,000 | $1,981,800 |
| 2026 | $4,884,000 | $2,197,800 |
| 2027 | $4,680,000 | $2,106,000 |
The city's market estimate has risen 6% between tax years 2025 and 2027.
Tax exemptions on the roll: 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 $1,358,557 a year ($26.39 per sq ft), operating expenses $733,590 ($14.25 per sq ft), net operating income $624,967. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | A — ENERGY STAR score 85/100 (2022 disclosure cycle) |
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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 2010 (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 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 41 Rd / College Point Blvd — Q58 · 500 ft |
| School zones (2024–25 map) | Elementary: P.S. 020 John Bowne Middle: J.H.S. 189 Daniel Carter Beard. 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.
41-34 Frame Place
| 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 |
8 311 service requests from this address in the last three years — 2 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 RIDGE REALTY MANAGEMENT LLC — 9 buildings, 444 units. Grades across the portfolio: A9. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 42-30 Douglaston Parkway | QN | 92 | A |
| 41-34 Frame Place | QN | 65 | A |
| 25-35 31 Avenue | QN | 55 | A |
| Douglaston Parkway | QN | 49 | A |
| 144-25 33 Avenue | QN | 47 | A |
| 44-20 Douglaston Parkway | QN | 44 | A |
| 38-30 West Drive | QN | 32 | A |
| 40-05 Crescent Street | QN | 32 | A |
| 31-19 33 Street | QN | 28 | A |
Most recent mortgage recorded against this lot: $500,000 on 2026-05-12 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-05-12 | Agreement $20,000 — from RIDGE APARTMENTS OWNERS CORP. to RIDGE REALTY CO.; IVAN STARCIC | $20,000 | |
| 2026-05-12 | AL&R $500,000 — from RIDGE APARTMENTS OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $500,000 | |
| 2026-05-12 | Mortgage $500,000 — from RIDGE APARTMENTS OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $500,000 | |
| 2026-05-12 | AL&R $2,250,000 — from RIDGE APARTMENTS OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $2,250,000 | |
| 2026-05-12 | Mortgage $2,250,000 — from RIDGE APARTMENTS OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $2,250,000 | |
| 2024-10-17 | RPTT&RET $350,000 — from HUANG, RUO SHI; LI, XIAO HUA to CHEN, LONG | $350,000 | |
| 2024-10-01 | Sold for $350,000 | $350,000 | $5,385 |
| 2024-09-12 | RPTT&RET $300,000 — from WEN, FLORENCE to CHAN, CARSON | $300,000 | |
| 2024-09-05 | Sold for $300,000 | $300,000 | $4,615 |
| 2024-07-11 | RPTT&RET $420,000 — from WANG, RUI ZHEN to TSENG, BETTY | $420,000 | |
| 2024-07-09 | RPTT&RET $416,888 — from YAU, DEBORAH NGANG JI; CHOW, LUCY LING to LIANG, YUQIN; CHEN, JIANHUI | $416,888 | |
| 2024-06-26 | Sold for $420,000 | $420,000 | $6,462 |
| 2024-06-21 | Sold for $416,888 | $416,888 | $6,414 |
| 2023-11-15 | RPTT&RET $200,000 — from WANG, XIAO XI to GAO, XUE ZENG; LIU, XIUFENG | $200,000 | |
| 2023-10-27 | Sold for $200,000 | $200,000 | $3,077 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 3 | 6 | 6 | 1 | 16 |
| 2018 | 0 | 2 | 20 | 0 | 1 | 23 |
| 2019 | 6 | 10 | 14 | 2 | 2 | 34 |
| 2020 | 1 | 4 | 22 | 0 | 2 | 29 |
| 2021 | 0 | 3 | 10 | 4 | 3 | 20 |
| 2022 | 0 | 2 | 2 | 9 | 1 | 14 |
| 2023 | 0 | 1 | 3 | 7 | 1 | 12 |
| 2024 | 0 | 2 | 4 | 8 | 1 | 15 |
| 2025 | 1 | 0 | 14 | 4 | 1 | 20 |
| 2026 | 1 | 0 | 9 | 15 | 2 | 27 |
Every one of the 479 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11355 · Landlord rankings · How grades work · The map · The Mice Map