353 recorded events, 1988–2026, from 17 city data systems. The city's paper trail here is mostly 103 311 service requests, 49 FDNY inspections, 39 DOB violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 84% 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 114. In ZIP 10302, 86% of residential buildings hold an A and 4% 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 | 10 total — 4 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2024-04-05. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
37 service requests in the last three years. Most common: Noise (6) · WATER LEAK (4) · ELECTRIC (4) · UNSANITARY CONDITION (4) · Indoor Air Quality (3) · Illegal Parking (2).
$771,460 in permitted construction work filed since 2016 (7 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 (1931) |
| Yes | Six or more residential units (10) |
| 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) | GRINBERG MANAGEMENT & DEVELOPMENT LLC |
| Head officer | GARY GRINBERG |
| Managing agent | GRINBERG MANAGEMENT & DEVELOPMENT LLC |
| Last registered | 2025-08-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,902,000 | $855,900 |
| 2026 | $2,074,000 | $933,300 |
| 2027 | $2,102,000 | $945,900 |
The city's market estimate has risen 11% between tax years 2025 and 2027.
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.
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.
| Bus | Nearest boarding stop: Port Richmond Av / Bennett St — S53 S57 S59 S66 · 250 ft |
| School zones (2024–25 map) | Elementary: P.S. 020 Port Richmond Middle: I.S. 051 Edwin Markham. 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.
128 Port Richmond 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 — 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 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 |
|---|---|---|---|
| 2016-03-04 | RPTT $1,200,000 — from ARIELLE ROSE REALTY LLC to GRINBERG MANAGEMENT & DEVELOPMENT LLC | $1,200,000 | |
| 2016-01-14 | Sold for $1,200,000 | $1,200,000 | $120,000 |
| 2006-01-31 | RPTT $307,350 — from ALESTRA, DENNIS to ARIELLE ROSE REALTY LLC | $307,350 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 16 | 3 | 0 | 0 | 22 |
| 2018 | 2 | 10 | 0 | 0 | 1 | 13 |
| 2019 | 6 | 30 | 17 | 0 | 0 | 53 |
| 2020 | 6 | 5 | 8 | 0 | 1 | 20 |
| 2021 | 2 | 2 | 9 | 0 | 0 | 13 |
| 2022 | 2 | 1 | 17 | 2 | 0 | 22 |
| 2023 | 0 | 1 | 12 | 0 | 0 | 13 |
| 2024 | 0 | 5 | 43 | 0 | 0 | 48 |
| 2025 | 0 | 4 | 33 | 0 | 0 | 37 |
| 2026 | 0 | 0 | 16 | 0 | 0 | 16 |
Every one of the 353 recorded events, 1988–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10302 · Landlord rankings · How grades work · The map · The Mice Map