The city's published records show little recorded distress here in the last three years. More recorded distress than 59% 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 23.6. In ZIP 11238, 51% of residential buildings hold an A and
10% 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
10 service requests in the last three years. Most common: Noise (5) · Indoor Air Quality (2) · DOOR/WINDOW (1) · GENERAL (1) · Lead (1).
Filed construction activity
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.
Rent-stabilization signals
Yes
Built before 1974 (1900)
Yes
Six or more residential units (16)
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)
AB & I REALTY MANAGEMENT LLC
Head officer
ABRAHAM SCHIFF
Managing agent
REGENCY MANAGEMENT LLC
Last registered
2026-01-13
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
$1,451,000
$652,950
2026
$1,675,000
$753,750
2027
$1,453,000
$653,850
The city's market estimate has risen
0% 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
Botanic Garden — 2 3 4 5 S · 400 ft straight-line (about a 2-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Franklin Av / Saint Johns Pl — B48 · 100 ft
Citi Bike
Eastern Pkwy & Franklin Ave (NE Corner) · 450 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.
10 311 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: $287,392 on
2013-04-11 (lender: Provident 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
2016-08-26
Mortgage $1,083,893 — from AB & I REALTY MANAGEMENT LLC to ORITANI FINANCE COMPANY
$1,083,893
2016-08-26
AL&R $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY
$2,000,000
2016-08-26
Agreement $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY
$2,000,000
2013-04-11
Mortgage $287,393 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK
$287,393
2013-04-11
AL&R $1,100,000 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK
$1,100,000
2013-04-11
Agreement $1,100,000 — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK
$1,100,000
2009-05-15
Mortgage $499,999 — from AB & I REALTY MANAGEMENT LLC to CONGREGATION BEIS YISROEL
$499,999
2005-12-02
Mortgage $150,000 — from AB&I REALTY & MANAGEMENT LLC to MURILLO, GERARDO
$150,000
2004-07-07
M&CON $600,000 — from AB & I REALTY & MANAGEMENT LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
$600,000
2002-04-26
Mortgage $375,000 — from AB & I REALTY & MANAGEMENT LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
$375,000
1999-04-12
Mortgage $225,000 — from SHACO REALTY CORP to EMIGRANT FUNDING CORPORATION
$225,000
1996-06-04
Mortgage $16,610 — from SHACO REALTY CORP to APEX MORTGAGE CORP
$16,610
1990-12-07
Mortgage $180,000 — from SHACO REALTY CORP to NEW JERSEY MTG &INVESTM/
$180,000
1986-08-07
Mortgage $1,000,000 — from SHACO REALTY CORP to FROGRAVE REALTY CORP
$1,000,000
Ten-year activity
20100
2017
15
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
2
0
5
0
2
9
2018
0
0
13
0
2
15
2019
1
0
5
0
1
7
2020
0
0
7
1
1
9
2021
0
0
11
0
1
12
2022
0
0
3
0
1
4
2023
0
1
9
0
2
12
2024
0
0
10
0
1
11
2025
0
1
6
0
3
10
2026
0
0
4
0
2
6
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-11-14
DOB violation LBLVIO: VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION
2025-11-02
311: Noise - Street/Sidewalk — Loud Music/Party
The full timeline
2026
2026-10-14311: Indoor Air Quality — Other (Explain Below)
2026-10-07311: Indoor Air Quality — Other (Explain Below)
2025-11-20HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-07-11Rodent inspection: Failed for Other Reason
2024
2024-12-11Bedbug filing: 0 infested units
2024-11-20Bedbug filing: 0 infested units
2024-05-23Rodent inspection: Passed
2024-05-04City emergency repair (OMO): at apt# 1c location: bathroom repair leak and restore broken plaster. trace, locate and properly repair the sources of c$3,000
2024-04-17HPD class C: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR APPOX 10 SQFT OF UNKEYED PLASTER AT CEILIN
2024-04-17HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 1C, 1st STORY,
2024-04-17HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM S
2024-04-17HPD class C: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC TILES AT FLOOR AND WEST WALL IN THE BATHROOM LOCATE
2024-04-17HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AND WEST WALL IN THE BATHROOM LOCATED AT A
2024-04-11Bedbug filing: 0 infested units
2024-04-10HPD 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
2023-12-04Tenant complaint: GENERAL — JANITOR/SUPER
2023-05-26311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2023-05-26311: Noise — Noise: Jack Hammering (NC2)
2023-05-26DOB complaint, category ?
2023-05-16Boiler inspection
2023-03-22HPD 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
2022-07-25Boiler inspection
2022-04-04311: Dirty Condition — Trash
2022-02-28Bedbug filing: 0 infested units
2022-02-24HPD 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
2021-12-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-11-04HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE INTERCOMUNICATION SYSTEM LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM SOUTH A
2021-11-01Boiler inspection
2021-08-31311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-23Bedbug filing: 0 infested units
2021-04-08HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2021-04-08HPD 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
2021-03-10HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2021-02-28Tenant complaint: GENERAL — JANITOR/SUPER
2021-02-28311: GENERAL — JANITOR/SUPER
2020
2020-11-24Boiler inspection
2020-10-29311: NonCompliance with Phased Reopening — Business not in compliance
2020-02-23311: Noise — Noise: Construction Equipment (NC1)
2020-01-29SMIS — from HERSKOVITZ, ISAAC
2019
2019-10-30HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2019-10-08Boiler inspection
2019-09-13Tenant complaint: PLUMBING — WATER SUPPLY
2018-04-15Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-15311: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-12HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2018-04-12HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2018-04-11Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-11311: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-10Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-10311: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-09Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018-04-09311: HEAT/HOT WATER — ENTIRE BUILDING
2018-03-22311: Snow — E9 Snow / Icy Sidewalk
2018-01-16Boiler inspection — defects found
2017
2017-12-28Permit PL — ISSUED
2017-12-07Permit EW — ISSUED
2017-11-16Boiler inspection
2017-07-29311: Noise — Noise: Construction Equipment (NC1)
2017-05-28311: Noise — Noise: Construction Before/After Hours (NM1)
2016-08-26Mortgage assigned — from STERLING NATIONAL BANK to ORITANI FINANCE COMPANY
2016-08-26Mortgage $1,083,893 — from AB & I REALTY MANAGEMENT LLC to ORITANI FINANCE COMPANY$1,083,893
2016-08-26TL&R — from AB & I REALTY & MANAGEMENT LLC to PROVIDENT BANK
2016-08-26AL&R $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY$2,000,000
2016-08-26Agreement $2,000,000 — from AB & I REALTY & MANAGEMENT LLC to ORITANI FINANCE COMPANY$2,000,000
2016-07-18FDNY inspection (RISK)
2016-07-15311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2016-03-21Permit EW — ISSUED
2016-03-12311: Noise — Noise: Construction Equipment (NC1)
2016-03-12311: Noise — Noise: Construction Equipment (NC1)
2016-01-23311: Noise — Noise: Construction Before/After Hours (NM1)
2016-01-08311: Noise — Noise: Construction Equipment (NC1)
2015
2015-10-23Permit EW — ISSUED
2015-10-09HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-09-18Job filed: INTERIOR RENOVATION OF APARTMENTS (AS NOTED ON THE PLANS) IN A 4 STORY BUILDIN G. NO CHANGE IN USE, EGRESS OR OCCUPANCY$300,000
2015-09-04HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE LOCATED AT APT 1C, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST
2015-09-04HPD class B: SECTION 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE LOCATED AT APT 1C, 1st STORY, 2nd APARTMENT FROM