187 recorded events, 2003–2026, from 11 city data systems. The city's paper trail here is mostly 86 311 service requests, 32 HPD housing violations, 31 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 435. In ZIP 10301, 85% of residential buildings hold an A and 5% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 15 total — 11 class C (immediately hazardous), 4 class B, 0 class A. Oldest open since 2016-08-09. |
status snapshot refreshed weekly from HPD records
10 heat or hot-water complaints in the last three years (winter 2025–26: 8).
No bedbug-infested units reported in the last three years of filings.
37 service requests in the last three years. Most common: Missed Collection (7) · HEAT/HOT WATER (5) · PLUMBING (4) · WATER LEAK (3) · UNSANITARY CONDITION (3) · Rodent (3).
$95,000 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.
| Yes | Built before 1974 (1910) |
| No | Six or more residential units (2) |
| 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) | LAYTON AVE VENTURES LLC |
| Head officer | GARY GRINBERG |
| Managing agent | GRINBERG MANAGEMENT & DEVELOPMENT LLC |
| Last registered | 2025-08-12 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $631,000 | $37,860 |
| 2026 | $703,000 | $42,180 |
| 2027 | $804,000 | $48,240 |
The city's market estimate has risen 27% between tax years 2025 and 2027.
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.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Staten Island Railway | Tompkinsville — SIR · 0.6 mi straight-line (about a 14-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Crescent Av / Westervelt Av — S42 S52 · 500 ft |
| School zones (2024–25 map) | Elementary: P.S. 031 William T. Davis Middle: I.S. 061 William A Morris. 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.
15 Layton 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 |
37 311 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 GRINBERG MANAGEMENT & DEVELOPMENT LLC — 151 buildings, 467 units. Grades across the portfolio: A71 · B20 · C28 · D25 · F5. See the whole portfolio
showing 60 of 151 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-08-16 | RPTT $84,000 — from GRINBERG M & DEV CORP; SHILZ PROPERTIES LLC to GRINBERG M & DEV CORP | $84,000 | |
| 2021-04-28 | Sold for $84,000 | $84,000 | $42,000 |
| 2016-07-21 | RPTT $165,000 — from GRINBERG M&DEV CORP to GRINBERG M&DEV CORP; SHILZ PROPERTIES, LLC | $165,000 | |
| 2016-05-11 | Sold for $165,000 | $165,000 | $82,500 |
| 2015-09-08 | RPTT $302,456 — from ANDREO, ESQ., REFEREE, MARGARET to GRINBERG MANAGEMENT & DEVELOPMENT LLC | $302,456 | |
| 2007-05-03 | RPTT $524,000 — from LAYTON AVENUE PARTNERS, LLC to GRAZIANO, MICHELLE | $524,000 | |
| 2005-10-17 | RPTT $280,000 — from TINEO, MIRIAM to LAYTON AVENUE PARTNERS LLC | $280,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 0 | 0 | 0 | 2 | 5 |
| 2018 | 0 | 2 | 7 | 0 | 0 | 9 |
| 2019 | 0 | 0 | 11 | 0 | 0 | 11 |
| 2020 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2021 | 0 | 0 | 4 | 4 | 0 | 8 |
| 2022 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2023 | 0 | 0 | 10 | 0 | 0 | 10 |
| 2024 | 0 | 1 | 16 | 0 | 1 | 18 |
| 2025 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2026 | 0 | 0 | 64 | 0 | 0 | 64 |
Every one of the 187 recorded events, 2003–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10301 · Landlord rankings · How grades work · The map · The Mice Map