A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% 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 24. In ZIP 11238, 51% of residential buildings hold an A and
10% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-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: New Tree Request (5) · Noise (4) · Dead/Dying Tree (1).
Filed construction activity
$146,000 in permitted construction work filed since
2016 (10 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 (1931)
No
Six or more residential units (5)
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 with HPD — the names behind the building
Registered owner(s)
781 FRANKLIN AVENUE PROPERTY LLC
Head officer
ALAN S ZELKOWITZ
Managing agent
ALAN S ZELKOWITZ
Last registered
2026-04-02
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
$1,252,000
$563,400
2026
$1,393,000
$626,850
2027
$1,666,000
$749,700
The city's market estimate has risen
33% between tax years 2025 and 2027.
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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $1,736,275 on
2022-07-05 (lender: Popular Bank), covering 11 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-07-05
Mortgage $1,736,276 — from 764 FRANKLIN AVENUE PARTNERSHIP L.P.; 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 673 STERLING to POPULAR BANK
$1,736,276
2022-07-05
Agreement $21,800,000 — from 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 764 FRANKLIN AVENUE PARTNERSHIP L.P.; 766 FRANKLIN to POPULAR BANK
$21,800,000
2022-07-05
AL&R $21,800,000 — from 766 FRANKLIN AVENUE PARTNERSHIP L.P.; 673 STERLING PLACE PROPERTY, LLC; 617 SJ PLACE PROPE to POPULAR BANK
$21,800,000
2016-12-23
AL&R $21,200,000 — from 673 STERLING PLACE PROPERTY, LLC; 748 FRANKLIN AVENUE PROPERTY, LLC; 781 FRANKLIN AVENUE P to BANCO POPULAR NORTH AMERICA
$21,200,000
2016-12-23
Agreement $21,200,000 — from 585 SAINT JOHNS PLACE PROPERTY LLC; 752 FRANKLIN AVENUE PROPERTY, LLC; 617 SJ PLACE PROPER to BANCO POPULAR NORTH AMERICA
$21,200,000
2016-12-23
Mortgage $8,144,229 — from 673 STERLING PLACE PROPERTY, LLC; 752 FRANKLIN AVENUE PROPERTY, LLC; 748 FRANKLIN AVENUE P to BANCO POPULAR NORTH AMERICA
$8,144,229
2013-11-04
Agreement $11,537,000 — from 752 FRANKLIN AVENUE PROPERTY, LLC; 617 SJ PLACE PROPERTY, LLC; 673 STERLING PLACE PROPERTY to INVESTORS BANK
$11,537,000
2013-10-24
AL&R $9,037,000 — from 748 FRANKLIN AVENUE PROPERTY, LLC; 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 617 SJ PLACE PRO to INVESTORS BANK
$9,037,000
2013-10-24
Mortgage $2,005,927 — from 748 FRANKLIN AVENUE PROPERTY, LLC; 673 STERLING PLACE PROPERTY, LLC; 764A FRANKLIN AVENUE to INVESTORS BANK
$2,005,927
2013-10-24
Agreement $9,037,000 — from 617 SJ PLACE PROPERTY, LLC; 781 FRANKLIN AVENUE PROPERTY, LLC; 748 FRANKLIN AVENUE PROPERT to INVESTORS BANK
$9,037,000
2011-03-22
Agreement $1,110,000 — from 781 FRANKLIN AVENUE PROPERTY LLC to MODERN BANK, NATIONAL ASSOCIATION
$1,110,000
2010-10-07
AL&R $1,110,000 — from 781 FRANKLIN AVENUE PROPERTY, LLC to MODERN BANK, NATIONAL ASSOCIATION
$1,110,000
2010-10-07
Agreement $1,100,000 — from 781 FRANKLIN AVENUE PROPERTY, LLC to MODERN BANK, NATIONAL ASSOCIATION
$1,100,000
2010-10-07
Mortgage $68,459 — from 781 FRANKLIN AVENUE PROPERTY, LLC to MODERN BANK, NATIONAL ASSOCIATION
$68,459
2007-12-13
Mortgage $1,075,000 — from 781 FRANKLIN AVENUE PROPERTY LLC to NORTHEAST COMMUNITY BANK
$1,075,000
Ten-year activity
20100
2017
2018
12
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
0
1
4
0
0
5
2018
6
0
3
0
1
10
2019
2
0
9
0
1
12
2020
0
0
4
0
1
5
2021
0
0
8
0
1
9
2022
0
0
5
4
2
11
2023
0
0
5
0
7
12
2024
0
0
7
0
3
10
2025
0
0
5
0
2
7
2026
0
0
4
0
2
6
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HPD 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
2026-02-14
311: Noise - Commercial — Loud Music/Party
2025-12-11
Boiler inspection
2025-11-20
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
2026-05-04HPD 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
2025-11-20HPD 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
2024-09-18Restaurant inspection: BARBONCINO PIZZA — grade N · mice evidence
2024-06-17311: Dead/Dying Tree — Planted More Than 2 Years Ago
2024-06-17311: New Tree Request — For One Address
2024-05-31Rodent inspection: Passed
2024-04-15311: New Tree Request — For One Address
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
2024-03-12311: New Tree Request — For One Address
2024-01-22311: New Tree Request — For One Address
2023
2023-11-22HPD 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
2022-11-14HPD 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
2022-11-04311: Illegal Tree Damage — Trunk Damaged
2022-10-17311: New Tree Request — For One Address
2022-07-05TL&R — from POPULAR BANK to 616 SAINT JOHNS PLACE PARTNERSHIP L.P.; 781 FRANKLIN AVENUE PROPERTY, LLC; 748 FRANKLIN AV
2022-07-05Mortgage $1,736,276 — from 764 FRANKLIN AVENUE PARTNERSHIP L.P.; 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 673 STERLING to POPULAR BANK$1,736,276
2022-07-05Agreement $21,800,000 — from 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 764 FRANKLIN AVENUE PARTNERSHIP L.P.; 766 FRANKLIN to POPULAR BANK$21,800,000
2022-07-05AL&R $21,800,000 — from 766 FRANKLIN AVENUE PARTNERSHIP L.P.; 673 STERLING PLACE PROPERTY, LLC; 617 SJ PLACE PROPE to POPULAR BANK$21,800,000
2022-02-24HPD 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
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
2021-10-29Boiler inspection
2021-09-18311: Vaccine Mandate Non-Compliance — Customer Proof of Vaccination Not Checked
2021-04-26311: Illegal Tree Damage — Unauthorized Tree Removal
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
2021-02-05311: Illegal Tree Damage — Unauthorized Tree Removal
2021-01-29311: Illegal Tree Damage — Unauthorized Tree Removal
2021-01-27311: Illegal Tree Damage — Unauthorized Tree Removal
2021-01-27311: Illegal Tree Damage — Unauthorized Tree Removal
2020
2020-11-04311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2020-08-14311: NonCompliance with Phased Reopening — Business not in compliance
2020-08-13311: NonCompliance with Phased Reopening — Business not in compliance
2020-07-19311: NonCompliance with Phased Reopening — Business not in compliance
2020-06-15Boiler inspection
2019
2019-11-20311: Broken Parking Meter — No Receipt
2019-11-16311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2019-11-12311: Animal-Abuse — In Car
2019-11-09311: Broken Parking Meter — Coin or Card Did Not Register
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
2019-10-08311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-10-08311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-09-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-06-24Boiler inspection
2019-06-07311: Air Quality — Air: Odor/Fumes, Vehicle Idling (AD3)
2019-02-01Job filed: INSTALLATION OF SPRINKLER HEADS IN FIRST FLOOR COMMERCIAL KITCHEN & NEW WATER SERVICE. NO CHANGE IN BUILDING USE, OCCUPANCY AND/OR EGRESS.$20,000
2019-02-01Job filed: INSTALLATION OF SPRINKLER HEADS IN FIRST FLOOR COMMERCIAL KITCHEN & NEW WATER SERVICE. NO CHANGE IN BUILDING USE, OCCUPANCY AND/OR EGRESS.$20,000
2018
2018-11-14Job filed: PA
2018-11-14Job filed: PA
2018-10-17HPD 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
2018-05-22Job filed: FILING FOR A EXHAUST SYSTEM FOR PIZZA OVEN, THERE IS NO CHANGE IN USE, EGRESS OR OCCUPANCY.$7,000
2018-05-22Job filed: FILING FOR A EXHAUST SYSTEM FOR PIZZA OVEN, THERE IS NO CHANGE IN USE, EGRESS OR OCCUPANCY.$7,000
2018-05-22Job filed: FILING FOR A EXHAUST SYSTEM FOR PIZZA OVEN, THERE IS NO CHANGE IN USE, EGRESS OR OCCUPANCY.$7,000
2018-05-22Permit EW — ISSUED
2018-05-11311: Air Quality — Air: Odor/Fumes, Vehicle Idling (AD3)
2017
2017-11-22HPD 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
2016-12-30Job filed: HEREWITH FILING ALT 1 APPLICATION TO CHANGE USE FROM RETAIL TO EATING & DRINKING ESTABLISHMENT AND MINOR GENERAL CONSTRUCTION WORK AS INDICATED ON$5,000
2016-12-30Job filed: HEREWITH FILING ALT 1 APPLICATION TO CHANGE USE FROM RETAIL TO EATING & DRINKING ESTABLISHMENT AND MINOR GENERAL CONSTRUCTION WORK AS INDICATED ON$5,000
2016-12-23AL&R $21,200,000 — from 673 STERLING PLACE PROPERTY, LLC; 748 FRANKLIN AVENUE PROPERTY, LLC; 781 FRANKLIN AVENUE P to BANCO POPULAR NORTH AMERICA$21,200,000
2016-12-23Agreement $21,200,000 — from 585 SAINT JOHNS PLACE PROPERTY LLC; 752 FRANKLIN AVENUE PROPERTY, LLC; 617 SJ PLACE PROPER to BANCO POPULAR NORTH AMERICA$21,200,000
2016-12-23Mortgage $8,144,229 — from 673 STERLING PLACE PROPERTY, LLC; 752 FRANKLIN AVENUE PROPERTY, LLC; 748 FRANKLIN AVENUE P to BANCO POPULAR NORTH AMERICA$8,144,229
2016-12-23TERA — from INVESTORS BANK to 616 SAINT JOHNS PLACE PARTNERSHIP L.P.; 748 FRANKLIN AVENUE PROPERTY, LLC; 617 SAINT JOHNS
2016-12-23TL&R — from INVESTORS BANK
2016-12-23Mortgage assigned — from INVESTORS BANK to BANCO POPULAR NORTH AMERICA
2016-11-09HPD 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
2016-08-15Job filed: RENOVATION OF EXISTING COMMERCIAL SPACE TO INCLUDE PLACE OF ASSEMBLY. MODIFY EXISTING STAIRS FOR PROPOSED OCCUPANCY$25,000
2016-08-15Job filed: RENOVATION OF EXISTING COMMERCIAL SPACE TO INCLUDE PLACE OF ASSEMBLY. MODIFY EXISTING STAIRS FOR PROPOSED OCCUPANCY$25,000
2016-05-09Job filed: RENOVATION OF EXISTING COMMERCIAL SPACE TO INCLUDE PLACE OF ASSEMBLY. MODIFY EXISTING STAIRS FOR PROPOSED OCCUPANCY$25,000
2016-03-24HPD class B: § 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
2015-10-09HPD 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
2014
2014-12-31311: Damaged Tree — Branch or Limb Has Fallen Down
2014-06-27DOB complaint, category ?
2014-06-22311: Noise — Noise: Construction Before/After Hours (NM1)
2014-06-22311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2014-06-22DOB complaint, category ?
2014-06-10311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2014-06-10DOB complaint, category ?
2014-06-09311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2014-06-09311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2013-11-04Agreement $11,537,000 — from 752 FRANKLIN AVENUE PROPERTY, LLC; 617 SJ PLACE PROPERTY, LLC; 673 STERLING PLACE PROPERTY to INVESTORS BANK$11,537,000
2013-10-28TL&R — from 781 FRANKLIN AVENUE PROPERTY, LLC
2013-10-24AL&R $9,037,000 — from 748 FRANKLIN AVENUE PROPERTY, LLC; 764A FRANKLIN AVENUE PARTNERSHIP L.P.; 617 SJ PLACE PRO to INVESTORS BANK$9,037,000
2013-10-24Mortgage $2,005,927 — from 748 FRANKLIN AVENUE PROPERTY, LLC; 673 STERLING PLACE PROPERTY, LLC; 764A FRANKLIN AVENUE to INVESTORS BANK$2,005,927
2013-10-24Mortgage assigned — from MODERN BANK, N.A. to INVESTORS BANK
2013-10-24Agreement $9,037,000 — from 617 SJ PLACE PROPERTY, LLC; 781 FRANKLIN AVENUE PROPERTY, LLC; 748 FRANKLIN AVENUE PROPERT to INVESTORS BANK$9,037,000
2012-05-17Job filed: APPLICATION FILED FOR ADMINISTRATIVE CORRECTION TO SHOW CORRECT UNIT HVAC EQUIPMENT AND TO OBTAIN CORRECT EUP CARDS. ALL WORK HAS BEEN FILED AND SIGNE$1,000