The city's published records show little recorded distress here in the last three years. Less recorded distress than 62% 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 9.8. In ZIP 11215, 70% of residential buildings hold an A and
4% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
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.
Patterns
6 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
2
’24–25
4
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
12 service requests in the last three years. Most common: HEAT/HOT WATER (3) · Lead (2) · UNSANITARY CONDITION (2) · Real Time Enforcement (1) · Residential Disposal Complaint (1) · Derelict Vehicles (1).
Filed construction activity
$266,500 in permitted construction work filed since
2016 (8 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.
Rent-stabilization signals
Yes
Built before 1974 (1920)
Yes
Six or more residential units (8)
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 with HPD — the names behind the building
Registered owner(s)
768 UNION STR. LTD. PARTNERSHIP
Head officer
GEORGE KOTSONIS
Managing agent
KOTSONIS ORGANIZATION LLC
Last registered
2025-10-11
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$3,108,000
$1,398,600
2026
$2,885,000
$1,298,250
2027
$3,328,000
$1,497,600
The city's market estimate has risen
7% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
Flood exposure
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.
Getting around
Subway
7 Av — B Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none Grand Army Plaza — 2 3 · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 7 Av / Union St — B67 B69 · 550 ft
Citi Bike
Carroll St & 6 Ave · 500 ft · station location as of 2026-09-23; live availability
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.
12 311 service requests from this address in the last three years — 3 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.
Most recent mortgage recorded against this lot: $114,177 on
2026-09-08 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-09-08
Agreement $2,700,000 — from 768 UNION STREET LIMITED PARTNERSHIP to JPMORGAN CHASE BANK, N.A.
$2,700,000
2026-09-08
Mortgage $114,178 — from 768 UNION STREET LIMITED PARTNERSHIP to JPMORGAN CHASE BANK, N.A.
$114,178
2016-08-09
Agreement $2,800,000 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.
$2,800,000
2016-08-09
Agreement $2,800,000 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.
$2,800,000
2016-08-09
Mortgage $974,310 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.
$974,310
2012-08-10
Agreement $1,975,000 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK
$1,975,000
2012-08-10
Mortgage $815,332 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK
$815,332
2012-08-10
AL&R $1,975,000 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK
$1,975,000
2008-05-22
Agreement $1,227,000 — from 768 UNION STREET to WASHINGTON MUTUAL BANK
$1,227,000
2008-05-22
Mortgage $483,795 — from 768 UNION STREET to WASHINGTON MUTUAL BANK
$483,795
2003-08-18
Mortgage $464,893 — from 768 UNION STREET LIMITED PARTNERSHIP to THE ROSLYN SAVINGS BANK
$464,893
1999-04-20
Mortgage $360,000 — from 768 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK
$360,000
1999-04-05
Mortgage $173,374 — from 770 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK
$173,374
1994-08-31
Mortgage $143,468 — from KOTSONIS, PENELOPE to QUEENS COUNTY SAVINGS BANK
$143,468
1989-06-23
Mortgage $206,000 — from KOTSONIS, PENELOPE to INDEPENDENCE SAVS BANK
$206,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
13
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
0
0
0
2018
0
0
10
0
1
11
2019
3
0
2
0
2
7
2020
0
1
2
0
1
4
2021
0
0
5
0
1
6
2022
5
0
4
0
1
10
2023
3
0
4
0
2
9
2024
3
2
7
0
1
13
2025
0
0
6
0
1
7
2026
0
0
8
2
2
12
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2026-02-09Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-02-08311: HEAT/HOT WATER — APARTMENT ONLY
2026-02-08Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025
2025-06-24Bedbug filing: 0 infested units
2025-06-11HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2025-03-21311: Damaged Tree — Branch Cracked and Will Fall
2025-01-31311: Dirty Condition — Trash
2025-01-27Boiler inspection
2025-01-13311: HEAT/HOT WATER — ENTIRE BUILDING
2025-01-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-07-11HPD class B: § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CARDBOARD BOXES IN PLA
2024-07-04311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2024-03-22Job filed: NEW AND REPLACEMENT PLUMBING FIXTURES AND ASSOCIATED PIPING AS SHOWN ON PLAN IN CONJUNCTION WITH GENERAL CONSTRUCTION WORK FILED UNDER APPLICATION # B$22,500
2024-03-18Bedbug filing: 0 infested units
2024-02-26DOB complaint, category ?
2024-01-23Boiler inspection
2024-01-19Permit Plumbing — Signed-off
2024-01-12311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2024-01-12DOB complaint, category ?
2024-01-05Permit General Construction — Signed-off
2023
2023-12-26311: Lead — Lead Kit Request (Residential) (L10)
2023-12-12Job filed: NEW AND REPLACEMENT PLUMBING FIXTURES AND ASSOCIATED PIPING AS SHOWN ON PLAN IN CONJUNCTION WITH GENERAL CONSTRUCTION WORK FILED UNDER APPLICATION # B$22,500
2023-12-12Job filed: RENOVATION OF APARTMENT 3 ON SECOND FLOOR. CHANGES TO NON-LOADBEARING PARTITIONS AND FINISHES. NO CHANGE IN USE, OCCUPANCY OR MEANS OF EGRESS. PLUMBI$61,500
2023-06-06Job filed: RENOVATION OF APARTMENT 1A ON FIRST FLOOR. CHANGES TO NON-LOADBEARING PARTITIONS AND FINISHES. PROVIDE ACCESS TO REAR YARD. NO CHANGE IN USE, OCCUPANC$35,500
2023-03-27HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2023-01-10Boiler inspection
2022
2022-09-06Permit Plumbing — Signed-off
2022-08-31Job filed: NEW AND REPLACEMENT PLUMBING FIXTURES AND ASSOCIATED PIPING AS SHOWN ON PLAN IN CONJUNCTION WITH GENERAL CONSTRUCTION WORK FILED UNDER APPLICATION # B$27,500
2022-06-10311: Noise — Noise, Barking Dog (NR5)
2022-05-18Permit General Construction — Signed-off
2022-03-20311: Noise — Noise, Barking Dog (NR5)
2022-03-03Bedbug filing: 1 infested units
2022-03-02HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022-02-14Job filed: RENOVATION OF APARTMENT 1A ON FIRST FLOOR. CHANGES TO NON-LOADBEARING PARTITIONS AND FINISHES. PROVIDE ACCESS TO REAR YARD. NO CHANGE IN USE, OCCUPANC$35,500
2022-02-14Job filed: NEW AND REPLACEMENT PLUMBING FIXTURES AND ASSOCIATED PIPING AS SHOWN ON PLAN IN CONJUNCTION WITH GENERAL CONSTRUCTION WORK FILED UNDER APPLICATION # B$27,500
2022-01-10Boiler inspection
2021
2021-08-28311: Damaged Tree — Branch or Limb Has Fallen Down
2021-05-06Bedbug filing: 1 infested units
2021-04-15311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-13HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021-02-15Boiler inspection
2021-01-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-04-22311: Water Quality — Taste/Odor, Musty/Stale (QA4)
2020-04-10DOB complaint, category ?
2020-03-16Boiler inspection
2019
2019-11-05Boiler inspection
2019-08-15Boiler inspection — defects found
2019-07-19Permit PL — ISSUED
2019-07-15311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-05-06Permit EW — ISSUED
2019-05-03Job filed: RENOVATION OF VACANT APARTMENT #2A ON THE FIRST FLOOR. REPLACE/RELOCATE PLUMBING FIXTURES, REMOVAL OF NON LOAD-BEARING PARTITIONS. NO CHANGE IN USE, O$34,000
2016-08-09Mortgage assigned — from INVESTORS BANK to JPMORGAN CHASE BANK, N.A.
2016-08-09Agreement $2,800,000 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.$2,800,000
2016-08-09Agreement $2,800,000 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.$2,800,000
2016-08-09Mortgage $974,310 — from 768 UNION STREET LP to JPMORGAN CHASE BANK, N.A.$974,310
2016-07-18TL&R — from 768 UNION STREET LP to INVESTORS BANK
2014
2014-12-11HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2014-12-11HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE LOCATED AT APT 3, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH
2014-02-04311: Snow — E9 Snow / Icy Sidewalk
2013
2013-04-23311: Illegal Tree Damage — Roots Damaged
2013-01-22Mortgage assigned — from FEDERAL DEPOSIT INSURANCE CORPORATION to JP MORGAN CHASE BANK, NATIONAL ASSOCIATI
2012
2012-08-10Agreement $1,975,000 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK$1,975,000
2012-08-10Mortgage $815,332 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK$815,332
2012-08-10Mortgage assigned — from JPMORGAN CHASE BANK, NATIONAL ASSOCIATIO to INVESTORS BANK
2012-08-10AL&R $1,975,000 — from 768 UNION STREET LIMITED PARTNERSHIP to INVESTORS BANK$1,975,000
2010-08-20Job filed: PROPOSED INSTALLATION OF HEAVYDUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2010-08-20Job filed: PROPOSED INSTALLATION OF HEAVYDUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2010-08-08311: GENERAL CONSTRUCTION — MOLD
2010-08-08Tenant complaint: GENERAL — MOLD
2010-06-01Permit AL — ISSUED
2010-04-29Job filed: FILING TO PROVIDE FIRE SPRINKLER FOR TWO APARTMENTS ON THE THIRD FLOOR.
2010-02-12Job filed: DIVIDE THIRD FLOOR LEFT APARTMENT INTO 2 TO MAKE THREE APARTMENTS ON THE THRID FLOOR; CHANGING BUILDING FROM 11 FAMILY TO 12 FAMILY. OBTAIN AN AMENDED$40,000
2008
2008-08-22HPD class A: SECTION 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE ELECTRICAL OUTLET IN THE 5th ROOM FROM NORTH LOCATED AT APT 3A, 2nd STORY,
2008-08-22HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LIGHT FIXTURE AT CEILING IN THE 2nd ROOM FROM NORTH LOCATED AT APT 3A, 2nd
2008-08-22HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LIGHT FIXURE AT NORTH WALL IN THE BATHROOM LOCATED AT APT 3A, 2nd STORY, 1s
2008-08-22HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LIGHT FIXTURE AT SOUTH WALL IN THE PRIVATE HALLWAY LOCATED AT APT 3A, 2nd S
2008-05-22Agreement $1,227,000 — from 768 UNION STREET to WASHINGTON MUTUAL BANK$1,227,000
2008-05-22Mortgage $483,795 — from 768 UNION STREET to WASHINGTON MUTUAL BANK$483,795
2008-05-22Mortgage assigned — from NEW YORK COMMUNITY BANK; THE ROSLYN SAVINGS BANK to WASHINGTON MUTUAL BANK
2008-05-15TL&R — from NEW YORK COMMUNITY BANK; THE ROSLYN SAVINGS BANK to 768 UNION STREET LIMITED PARTNERSHIP
2008-04-18Tenant complaint: ELECTRIC — LIGHTING
2008-04-18Tenant complaint: ELECTRIC — LIGHTING
2008-04-18Tenant complaint: ELECTRIC — LIGHTING
2008-04-18Tenant complaint: ELECTRIC — WIRING
2004
2004-12-15Tenant complaint: HEATING — HEAT RELATED
2003
2003-08-18PREL — from CARVER FEDERAL SAVINGS BANK to 768 UNION STREET LIMITED PARTNERSHIP
2003-08-18TL&R — from 768 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK
2003-08-18Mortgage $464,893 — from 768 UNION STREET LIMITED PARTNERSHIP to THE ROSLYN SAVINGS BANK$464,893
2003-08-18Mortgage assigned — from CARVER FEDERAL SAVINGS BANK to THE ROSLYN SAVINGS BANK
2003-08-18Agreement — from 768 UNION STREET LIMITED PARTNERSHIP to THE ROSLYN SAVINGS BANK
2003-08-18AL&R — from THE ROSLYN SAVINGS BANK to 768 UNION STREET LIMITED PARTNERSHIP
1999
1999-06-21Permit PL — ISSUED
1999-04-20Mortgage assigned — from 768 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK
1999-04-20REL — from CARVER FEDERAL SAVINGS BANK to 768 UNION STREET LIMITED PARTNERSHIP
1999-04-20Mortgage $360,000 — from 768 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK$360,000
1999-04-20Permit AL — ISSUED
1999-04-05Mortgage $173,374 — from 770 UNION STREET LIMITED PARTNERSHIP to CARVER FEDERAL SAVINGS BANK$173,374
1999-04-05Mortgage assigned — from QUEENS COUNTY SAVINGS BANK to CARVER FEDERAL SAVINGS BANK
1999-04-05Mortgage assigned — from CARVER FEDERAL SAVINGS BANK to 770 UNION STREET LIMITED PARTNERSHIP
1999-04-05Agreement — from CARVER FEDERAL SAVINGS BANK to 770 UNION STREET LIMITED PARTNERSHIP
1997
1997-05-30Permit PL — ISSUED
1997-05-23Permit AL — ISSUED
1997-05-23Permit AL — ISSUED
1995
1995-12-06Deed — from KOTSONIS, GEORGE; KOTSONIS, PENELOPE to 768 UNION ST LIMITEDPART
1995-12-01Deed — from KOTSONIS, PENELOPE to KOTSONIS, GEORGE
1994
1994-08-31Mortgage $143,468 — from KOTSONIS, PENELOPE to QUEENS COUNTY SAVINGS BANK$143,468
1994-08-31Agreement — from QUEENS COUNTY SAVINGS BANK to KOTSONIS, PENELOPE
1994-08-31Mortgage assigned — from INDEPENDENCE SAVINGSBANK to QUEENS COUNTY SAVINGS BANK
1993
1993-08-16DOB violation LL6291:
1989
1989-06-23Mortgage satisfied — from LESOL REALTY CORP to GOODSIDE, IRENE W
1989-06-23Agreement — from INDEPENDENCE SAVINGSBK to KOTSONIS, PENELOPE
1989-06-23Mortgage $206,000 — from KOTSONIS, PENELOPE to INDEPENDENCE SAVS BANK$206,000
1989-06-23Mortgage satisfied — from MAYER, JUDITH C to GOLDSTEIN, LEON
1989-06-23Mortgage assigned — from POGGIOLI, LOUIS; MOSCONI, BARBARA; MOSCONI, BERNARD to INDEPENDENCE SAVINGSBK
1989-06-23Mortgage satisfied — from KOTSONIS, GEORGE; KOTSONIS, PENELOPE to SHORR, SHIRLAY; HESTERBERG, CLAIRE
1986
1986-08-01Mortgage $20,000 — from KOTSONIS, PENELOPE; KOTSONIS, GEORGE to SHORR, SHIRLEY; HESTERBERG, CLAIRE$20,000
1986-04-14Mortgage assigned — from FAIRLAND MGMT CP/PEN/TRS; GOLDSTEIN, LEON/TR to SHORR, SHIRLEY
1986-04-14Mortgage assigned — from GOLDSTEIN, LEON to SHORR, SHIRLEY
1985
1985-01-15Deed — from KORESSIS,ALEXANDER/BY AT to KOTSONIS, PENELOPE
1985-01-15PAT — from KORESIS, ALEXANDROS to KORESIS, MARIA-BARBARA
1984
1984-05-07Mortgage satisfied — from WERBER, SAMUEL B to GREATER N Y SAVS BANK
1983
1983-04-07Mortgage assigned — from GOODSIDE, IRENE W to FAIRLAND MGMT CORP PEN/T
1982
1982-12-30Mortgage assigned — from MONCONI, BERNARD to MOSCONI, BERNARD; MOSCONI, BARBARA
1980
1980-07-24Deed — from POGGIOLI LOUIS; MOSCONI BERNARD to KOTSONIS PENELOPE; KORESSIS ALEXANDER
1980-07-24PAT — from KORESSIS ALEXANDER to KOTSONIS GEORGE
1980-07-24Mortgage — from KOTSONIS PENELOPE; KORESSIS ALEXANDER to MOSCONI BERNARD; POGGIOLI LOUIS
1979
1979-12-21Deed — from JEAN BAPTISTE ST LOUIS; JEAN BAPTISTE SIMONE; JEAN BAPTISTE YVES to FOGGIOLI LOUIS; MOSCONI BERNARD
1976
1976-06-11Deed — from GOLDSTEIN ZIPPORAH to JEAN BAPTISTE SIMONE; JEAN BAPTISTE ST LOUIS; JEAN BAPTISTE YVES
1975
1975-05-01Deed — from MEYER JUDITH C to GOLDSTEIN ZIPPORAH
1974
1974-11-13Deed — from GOLDSTEIN LEON to MEYER JUDITH C
1974-11-13Mortgage — from MEYER JUDITH C to GOLDSTEIN LEON
1974-11-13Mortgage — from MEYER JUDITH C to GOLDSTEIN LEON
1973
1973-03-09Deed — from LESOL REALTY CORP to GOLDSTEIN LEON
1973-03-07Mortgage — from LESOL RLTY CORP to GOODSIDE IRENE W
1973-03-07Deed — from GOODSIDE IRENE W to LESOL RLTY CORP
1971
1971-12-31Deed — from WERBER SAMUEL B DECD EXECUTRIX OF to GOODSIDE IRENE W