The city's published records show little recorded distress here in the last three years. Less recorded distress than 87% 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 1.3. 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
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
5 service requests in the last three years. Most common: Illegal Parking (2) · Non (1) · Lead (1) · Missed Collection (1).
Filed construction activity
$253,360 in permitted construction work filed since
2016 (4 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 (1899)
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)
298 GARFIELD PLACE OWNERS CORP.
Head officer
JUAN L RAMIREZ
Managing agent
SELF MANAGED
Last registered
2025-09-09
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
$3,316,000
$1,492,200
2026
$3,535,000
$1,590,750
2027
$4,002,000
$1,800,900
The city's market estimate has risen
21% between tax years 2025 and 2027.
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
Grand Army Plaza — 2 3 · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none 7 Av — F G · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 7 Av / Garfield Pl — B67 B69 · 0.2 mi
Citi Bike
Garfield Pl & 8 Ave · 400 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.
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.
Most recent mortgage recorded against this lot: $330,000 on
2021-01-08 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-08-24
RPTT&RET $1,977,500 — from FRANCZAK-WOLF, EVA; WOLF, JOHANN to GHAZNAVI, LEILA
$1,977,500
2022-07-25
Sold for $1,977,500
$1,977,500
$247,188
2021-01-08
AL&R $330,000 — from 298 GARFIELD PLACE OWNERS CORP.; NATIONAL CONSUMER COOPERATIVE BANK to NATIONAL CONSUMER COOPERATIVE BANK
$330,000
2021-01-08
Mortgage $330,000 — from 298 GARFIELD PLACE OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK
$330,000
2020-11-18
RPTT&RET $1,725,000 — from NAYLOR, JENNIFER to GOSS, KEVIN SCOTT; PICARD, MAI-YIN
$1,725,000
2020-10-30
Sold for $1,725,000
$1,725,000
$215,625
2020-07-02
RPTT&RET $455,000 — from LAROCCA, VINCENT to COTHALIS, ELENA; COTHALIS, MARIOS
$455,000
2020-06-30
Sold for $455,000
$455,000
$56,875
2013-12-06
AL&R $300,000 — from 298 GARFIELD PLACE OWNERS CORP. to EMIGRANT FUNDING CORPORATION
$300,000
2013-12-06
Agreement $300,000 — from 298 GARFIELD PLACE OWNERS CORP. to EMIGRANT FUNDING CORPORATION
$300,000
2013-12-06
Mortgage $64,286 — from 298 GARFIELD PLACE OWNERS CORP. to EMIGRANT FUNDING CORPORATION
$64,286
2013-02-04
RPTT&RET $410,000 — from KUBIAK, PAULINA to AXEL, NATHANIEL; AXEL, LEON
$410,000
2012-06-15
RPTT&RET $920,000 — from TORTI, PETER to RAMIREZ, JUAN L
$920,000
2011-11-07
RPTT&RET $950,000 — from WELSH, MATTHEW; KING, JENNIFER to FRANCZAK, EWA MARIA; WOLF, JOHANN
$950,000
2009-03-16
RPTT&RET $887,500 — from HOLOB, MARISSA; LASKY, BRIAN to TORTI, PETER
$887,500
Ten-year activity
20100
2017
2018
2019
2020
11
2021
2022
2023
2024
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
1
1
2018
5
0
0
2
7
2019
0
1
0
1
2
2020
0
3
6
1
10
2021
0
6
4
1
11
2022
0
3
2
1
6
2023
0
2
0
2
4
2024
7
3
0
1
11
2025
2
4
0
1
7
2026
3
2
0
1
6
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2026-07-01Permit General Construction — Permit Issued
2026-07-01Permit General Construction — Permit Issued
2026-04-01Bedbug filing: 0 infested units
2026-03-30311: Missed Collection — Recycling - Paper
2025
2025-12-11311: Illegal Parking — Blocked Hydrant
2025-08-20Bedbug filing: 0 infested units
2025-06-17Permit General Construction — Permit Issued
2025-06-17Permit Structural — Permit Issued
2025-06-09Boiler inspection
2025-06-09HPD 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
2025-02-28311: Illegal Parking — Blocked Hydrant
2024
2024-11-04311: Lead — Lead Kit Request (Residential) (L10)
2024-09-24311: Non-Emergency Police Matter — Other (complaint details)
2024-09-13Job filed: installation of heavy duty sidewalk shed and pipe scaffolding. no change in use, occupancy or egress. work shall comply with chapter 33 of nycc.
2024-09-13Permit Sidewalk Shed — Signed-off
2024-09-13Permit Supported Scaffold — Signed-off
2024-06-27Boiler inspection
2024-06-25Permit Structural — Permit Issued
2024-06-25Permit General Construction — Permit Issued
2024-03-20Bedbug filing: 0 infested units
2024-02-21Job filed: Filing herewith for the Structural work for new non-combustible private terrace with new steel beams over existing rear extension subsequent to GC fil$62,360
2024-02-13Job filed: Adding a roof deck to an existing building. Adding interior steps out to roof deck. No change of Use, Occupancy or Egress.$175,000
2023
2023-09-07Boiler inspection
2023-08-03Rodent inspection: Passed
2023-06-28311: Rodent — Rat Sighting
2023-04-11311: Street Sweeping Complaint — Inadequate Sweeping