54 recorded events, 2003–2026, from 8 city data systems. The city's paper trail here is mostly 24 311 service requests, 10 DOB complaints, 6 ACRIS deeds & mortgages.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 93% 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 37.3. In ZIP 10304, 89% of residential buildings hold an A and 3% grade D or F. How grades work
Among 699,345 1-5-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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$3,125 in enforcement penalties imposed (ECB/OATH) in the last three years.
5 service requests in the last three years. Most common: UNSANITARY CONDITION (3) · Blocked Driveway (2).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1930) |
| 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) | CORSON AVE VENTURES LLC |
| Head officer | GARY GRINBERG |
| Managing agent | GRINBERG MANAGEMENT & DEVELOPMENT LLC |
| Last registered | 2025-08-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $630,000 | $37,800 |
| 2026 | $590,000 | $35,400 |
| 2027 | $598,000 | $35,880 |
The city's market estimate has fallen 5% 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 | Clifton — SIR · 0.7 mi straight-line (about an 18-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Vanderbilt Av / Irving Pl — S76 · 150 ft |
| School zones (2024–25 map) | Elementary: P.S. 057 Hubert H. Humphrey Middle: I.S. 49 Berta A. Dreyfus. 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.
88 Irving 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 |
5 311 service requests from this address in the last three years.
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 |
|---|---|---|---|
| 2014-12-19 | RPTT $130,000 — from GIULIANO , JOHN; GIULIANO , ANNA BELOPSKYA to GRINBERG MANAGEMENT AND DEVELOPMENT LLC | $130,000 | |
| 2006-04-11 | RPTT $418,700 — from BEST HOME PROPERTIES INC to GIULIANO, ANNA B; GIULIANO, JOHN | $418,700 | |
| 2005-05-20 | RPTT $300,000 — from JONES, JOHNNIE to BEST HOMES PROPERTIES, INC. | $300,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 3 | 0 | 3 |
| 2018 | 0 | 0 | 0 | 0 |
| 2019 | 0 | 1 | 0 | 1 |
| 2020 | 0 | 1 | 0 | 1 |
| 2021 | 0 | 0 | 2 | 2 |
| 2022 | 1 | 1 | 0 | 2 |
| 2023 | 3 | 11 | 0 | 14 |
| 2024 | 2 | 6 | 0 | 8 |
| 2025 | 0 | 0 | 0 | 0 |
| 2026 | 0 | 2 | 0 | 2 |
Every one of the 54 recorded events, 2003–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10304 · Landlord rankings · How grades work · The map · The Mice Map