7,788 recorded events, 1970–2026, from 23 city data systems. The city's paper trail here is mostly 2,971 HPD complaints, 2,190 311 service requests, 2,122 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 91% 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 225.1. In ZIP 11691, 77% of residential buildings hold an A and 8% 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 | 23 total — 10 class C (immediately hazardous), 10 class B, 3 class A. Oldest open since 2014-01-17. |
| Pending HPD litigation | 2 case(s) pending in housing court |
| Alternative Enforcement | currently in HPD's worst-buildings program |
status snapshot refreshed weekly from HPD records
166 heat or hot-water complaints in the last three years (winter 2023–24: 23 · winter 2024–25: 58 · winter 2025–26: 82). Repeated winter clusters suggest a chronic heating problem.
2 bedbug-infested unit(s) reported in filings over the last three years.
$10,030 in enforcement penalties imposed (ECB/OATH) in the last three years.
305 service requests in the last three years. Most common: HEAT/HOT WATER (77) · Noise (74) · UNSANITARY CONDITION (25) · DOOR/WINDOW (23) · PLUMBING (17) · PAINT/PLASTER (15).
$38,120 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 (1927) |
| Yes | Six or more residential units (60) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 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) | Gifrock LLC |
| Head officer | Sherman Dropkin |
| Managing agent | Arden Management Co |
| Last registered | 2025-08-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,107,000 | $1,848,150 |
| 2026 | $3,848,000 | $1,731,600 |
| 2027 | $3,823,000 | $1,720,350 |
The city's market estimate has fallen 7% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
| Energy grade (LL33) | D — ENERGY STAR score 48/100, posted at the entrance by law (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 7) |
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
37 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 | Far Rockaway-Mott Av — A · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Mott Av / Redfern Av — Q114 · 0.2 mi |
| School zones (2024–25 map) | Elementary: P.S. 104 The Bays Water Middle: 53, 319. 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.
22-88 Mott 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 |
305 311 service requests from this address in the last three years — 77 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 ARDEN MANAGEMENT — 7 buildings, 228 units. Grades across the portfolio: C4 · D3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 109 West Tremont Avenue | BX | 67 | C |
| 22-88 Mott Avenue | QN | 60 | C |
| 131 Beach 119 Street | QN | 48 | C |
| 18-15 Everdell Avenue | QN | 24 | D |
| 11-27 Nameoke Street | QN | 17 | C |
| 11-36 McBride Street | QN | 6 | D |
| 11-38 McBride Street | QN | 6 | D |
Most recent mortgage recorded against this lot: $970,994 on 2021-01-05 (lender: Greystone Servicing Company LLC), covering 5 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 |
|---|---|---|---|
| 2022-11-03 | Deed $26,000,000 — from HF ROCKAWAY LLC to GIFROCK LLC; CENTURION FAMILY HOLDINGS, LLC | $26,000,000 | |
| 2022-11-03 | ASPM $20,000,000 — from CENTURION FAMILY HOLDINGS, LLC; HF ROCKAWAY LLC; GIFROCK LLC to CITIBANK, N.A , AS TRUSTEE FOR THE REGIS | $20,000,000 | |
| 2022-10-26 | Sold for $26,000,000 | $26,000,000 | $433,333 |
| 2021-01-05 | Deed $12,035,000 — from TWICE MIGHT LLC; MARASOW, JOSEPH; MARASOW, CIREL to HF ROCKAWAY LLC | $12,035,000 | |
| 2021-01-05 | Mortgage $970,995 — from HF ROCKAWAY LLC to GREYSTONE SERVICING COMPANY LLC | $970,995 | |
| 2021-01-05 | Agreement $20,000,000 — from HF ROCKAWAY LLC to GREYSTONE SERVICING COMPANY LLC | $20,000,000 | |
| 2020-12-14 | Sold for $12,035,000 | $12,035,000 | $200,583 |
| 2016-09-08 | AL&R $9,825,000 — from TWICE MIGHT LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $9,825,000 | |
| 2016-09-08 | Agreement $9,825,000 — from TWICE MIGHT LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $9,825,000 | |
| 2016-09-08 | Mortgage $3,267,219 — from TWICE MIGHT LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $3,267,219 | |
| 2014-05-16 | Agreement $6,840,000 — from TWICE MIGHT LLC to PEOPLE'S UNITED BANK | $6,840,000 | |
| 2014-05-16 | Mortgage $2,630,329 — from TWICE MIGHT LLC to PEOPLE'S UNITED BANK | $2,630,329 | |
| 2013-06-04 | M&CON $533,600 — from TWICE MIGHT LLC to U.S. SMALL BUSINESS ADMINISTRATION | $533,600 | |
| 2013-03-12 | Mortgage $339,300 — from TWICE MIGHT LLC to U.S. SMALL BUSINESS ADMINISTRATION | $339,300 | |
| 2012-09-25 | ASPM $4,333,276 — from TWICE MIGHT LLC; MOTT HOLDING LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $4,333,276 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 4 | 289 | 1 | 1 | 295 |
| 2018 | 0 | 1 | 336 | 0 | 1 | 338 |
| 2019 | 0 | 4 | 225 | 0 | 1 | 230 |
| 2020 | 0 | 6 | 127 | 2 | 2 | 137 |
| 2021 | 0 | 17 | 438 | 8 | 4 | 467 |
| 2022 | 2 | 15 | 1,193 | 4 | 3 | 1,217 |
| 2023 | 0 | 12 | 690 | 0 | 4 | 706 |
| 2024 | 0 | 6 | 369 | 0 | 2 | 377 |
| 2025 | 0 | 6 | 222 | 0 | 1 | 229 |
| 2026 | 4 | 7 | 156 | 0 | 3 | 170 |
Every one of the 7,788 recorded events, 1970–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11691 · Landlord rankings · How grades work · The map · The Mice Map