A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 12.7. In ZIP 11225, 70% of residential buildings hold an A and
6% 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.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
What 311 hears from this address
15 service requests in the last three years. Most common: Illegal Parking (8) · Snow or Ice (3) · Noise (1) · General Construction/Plumbing (1) · PLUMBING (1) · APPLIANCE (1).
Filed construction activity
$28,844 in permitted construction work filed since
2016 (2 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 (1908)
No
Six or more residential units (2)
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)
28 East Park Avenue
Head officer
FRANK PICONE
Managing agent
2
Last registered
2025-08-07
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
$871,000
$391,950
2026
$935,000
$420,750
2027
$1,122,000
$504,900
The city's market estimate has risen
29% 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.
15 311 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.
The landlord's report card
Managed by 2 —
4 buildings, 13 units. Grades across the portfolio: A2 · B2.
See the whole portfolio
Most recent mortgage recorded against this lot: $236,787 on
2019-08-13 (lender: Country 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
2025-04-03
AL&R $465,000 — from 28 EAST PARK AVENUE, LLC to FLUSHING BANK
$465,000
2025-04-03
Agreement $465,000 — from 28 EAST PARK AVENUE, LLC to FLUSHING BANK
$465,000
2025-04-03
Deed $1,950,000 — from ROGERS 406 LLC to 28 EAST PARK AVENUE,LLC
$1,950,000
2025-03-24
Sold for $1,950,000
$1,950,000
$975,000
2019-08-13
Mortgage $236,788 — from ROGERS 406 LLC to COUNTRY BANK
$236,788
2019-08-13
Agreement $1,525,000 — from ROGERS 406 LLC to COUNTRY BANK
$1,525,000
2019-08-13
AL&R $1,525,000 — from ROGERS 406 LLC to COUNTRY BANK
$1,525,000
2015-12-01
Mortgage $525,000 — from ROGERS 406 LLC to COUNTRY BANK
$525,000
2015-12-01
Agreement $1,425,000 — from ROGERS 406 LLC to COUNTRY BANK
$1,425,000
2014-08-04
Deed $1,200,000 — from HOH HOLDINGS INC to ROGERS 406 LLC
$1,200,000
2014-08-04
Mortgage $900,000 — from ROGERS 406 LLC to COUNTRY BANK
$900,000
2012-11-15
Agreement $350,000 — from GEORAL REALTY CORP; HOH HOLDINGS INC; K & Q HOLDINGS INC; HOUSE OF HILLS INC; HOH REALTY L to HUDSON VALLEY BANK N A
$350,000
2010-06-25
Agreement $350,000 — from GEORAL REALTY CORP.; HOH HOLDINGS INC.; HOH REALTY LLC to HUDSON VALLEY BANK
$350,000
2005-12-21
Mortgage $350,000 — from HOH REALTY LLC; HOH HOLDINGS INC.; GEORAL REALTY CORP. to HUDSON VALLEY BANK
$350,000
2005-12-21
AL&R $350,000 — from HUDSON VALLEY BANK to HOH REALTY LLC; HOH HOLDINGS INC.; GEORAL REALTY CORP.
$350,000
Ten-year activity
20100
2017
18
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
1
1
0
0
4
2018
0
3
15
0
0
18
2019
4
0
0
3
0
7
2020
2
0
5
0
1
8
2021
2
0
4
0
1
7
2022
0
0
1
0
2
3
2023
0
3
2
0
1
6
2024
0
0
3
0
1
4
2025
0
0
5
7
2
14
2026
0
2
9
0
1
12
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ECB CLASS - 2 violation: WORK WITHOUT PERMIT. AT TIME OF INSPECTION, OBSERVED ILLEGAL ELECTRICAL WORK COMPLETED AT REAR EXPOSURE THREE OF THE BUILDING. INS
2026-04-29
311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2026-09-05Tenant complaint: PLUMBING — WATER SUPPLY
2026-09-05Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2026-08-27Boiler inspection
2026-06-30ECB CLASS - 2 violation: WORK WITHOUT PERMIT. AT TIME OF INSPECTION, OBSERVED ILLEGAL ELECTRICAL WORK COMPLETED AT REAR EXPOSURE THREE OF THE BUILDING. INS$1,250
2026-04-29311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2018-04-06DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT
2018-03-30311: Food Establishment — Letter Grading
2018-03-25311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017
2017-12-29DOB complaint, category ?
2017-08-01311: Food Establishment — No Permit or License
2017-01-27Job filed: INSTALLATION OF SOLAR PANELS ON EXISTING ROOF. NO CHANGE IN USE, OCCUPANCY, OR EGRESS. NO CHANGE IN BULK.$14,422
2017-01-27Job filed: INSTALLATION OF SOLAR PANELS ON EXISTING ROOF. NO CHANGE IN USE, OCCUPANCY, OR EGRESS. NO CHANGE IN BULK.$14,422
2016
2016-03-09Permit EQ — ISSUED
2016-02-18Permit PL — ISSUED
2015
2015-12-01Mortgage $525,000 — from ROGERS 406 LLC to COUNTRY BANK$525,000
2015-12-01Agreement $1,425,000 — from ROGERS 406 LLC to COUNTRY BANK$1,425,000
2015-11-30DOB violation LANDMK:
2015-11-30DOB violation LANDMK:
2015-08-19Permit AL — ISSUED
2015-07-23311: General Construction/Plumbing — Building Shaking/Vibrating/Structural Stability
2015-07-23DOB complaint, category ?
2015-06-02DOB violation LANDMK:
2015-06-02DOB violation LANDMK:
2015-03-31Permit AL — ISSUED
2015-03-31Permit EQ — ISSUED
2015-02-20Job filed: FENCE APPLICATION BEING FILED IN CONJUNCTION WITH ALTERATION 2 JOB NUMBER 340159688. NO CHANGE TO USE, EGRESS OR OCCUPANCY.
2015-02-20Permit EQ — ISSUED
2015-02-13Permit EW — ISSUED
2015-02-03Job filed: FENCE APPLICATION BE FILE SUBSEQUENTLY WITH THE ALT.1 APPLICATION
2014
2014-09-23Job filed: CONVERT FUNERAL HOME ON FIRST FLOOR INTO RESTAURANT.$103,300
2014-09-12Mortgage satisfied — from HUDSON VALLEY BANK to HOH HOLDINGS INC; HOH REALTY LLC; GEORAL REALTY CORP
2014-09-12TL&R — from HUDSON VALLEY BANK to HOH HOLDINGS INC; HOH REALTY LLC; GEORAL REALTY CORP
2014-09-10Permit PL — ISSUED
2014-08-13Permit EW — ISSUED
2014-08-04Deed $1,200,000 — from HOH HOLDINGS INC to ROGERS 406 LLC$1,200,000
2014-08-04Mortgage $900,000 — from ROGERS 406 LLC to COUNTRY BANK$900,000
2014-08-04AL&R — from ROGERS 406 LLC to COUNTRY BANK
2014-07-17311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2014-06-27Job filed: REMODEL EXISTING TWO-FAMILY RESIDENCE AT SECOND AND THIRD FLOORS. NO CHANGE TO USE, EGRESS, OR OCCUPANCY.$25,000
2013
2013-04-15TL&R — from HUDSON VALLEY BANK; HUDSON VALLEY BANK, N.A to GE0TAL REALTY CORP.,; HOH HOLDINGS INC.,; HOH REALTY LLC
2013-04-15Mortgage satisfied — from GEORAL REALTY CORP.; HOH HOLDINGS INC.,; HOH REALTY LLC to HUDSON VALLEY BANK, N.A.; HUDSON VALLEY BANK
2013-04-05ECB CLASS - 3 violation: B354,(50A),15,50A,B,16. 50A- GOOSE NECK NEEDED ON FRESH AIR VENT. 50B-BOILER ROOM NOT A STORAGE ROOM.
2013-03-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2011 INSPECTION REPORT
2012
2012-11-15Agreement $350,000 — from GEORAL REALTY CORP; HOH HOLDINGS INC; K & Q HOLDINGS INC; HOUSE OF HILLS INC; HOH REALTY L to HUDSON VALLEY BANK N A$350,000
2012-05-01311: Broken Parking Meter — Coin or Card Did Not Register
2012-01-06Rodent inspection: Passed
2011
2011-12-13DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2010 INSPECTION REPORT
2011-04-26311: Street Light Condition — Street Light Out
2010
2010-06-25Agreement $350,000 — from GEORAL REALTY CORP.; HOH HOLDINGS INC.; HOH REALTY LLC to HUDSON VALLEY BANK$350,000
2009
2009-01-01DOB violation LL6291:
2008
2008-01-03DOB violation LL6291:
2006
2006-06-22Mortgage satisfied — from HOUSE OF HILLS FUNERAL HOME INC. (A/K/A); HOUSE OF HILLS, INC to BANCO POPULAR NORTH AMERICA
2005
2005-12-21Deed — from HOUSE OF HILLS INC. to HOH HOLDINGS INC.
2005-12-21Mortgage $350,000 — from HOH REALTY LLC; HOH HOLDINGS INC.; GEORAL REALTY CORP. to HUDSON VALLEY BANK$350,000
2005-12-21AL&R $350,000 — from HUDSON VALLEY BANK to HOH REALTY LLC; HOH HOLDINGS INC.; GEORAL REALTY CORP.$350,000
2005-12-21AL&R $1,200,000 — from HUDSON VALLEY BANK to HOH HOLDINGS INC.; HOH REALTY LLC; GEORAL REALTY CORP.$1,200,000
2005-12-21Mortgage $1,200,000 — from HOH REALTY LLC; HOH HOLDINGS INC; GEORAL REALTY CORP. to HUDSON VALLEY BANK$1,200,000
2005-01-31DOB violation LL6291:
2005-01-31DOB violation LL6291:
2004
2004-02-13DOB violation LL6291:
2004-02-13DOB violation LL6291:
2003
2003-03-19DOB violation LL6291:
2003-03-19DOB violation LL6291:
2002
2002-07-05Mortgage assigned — from HOUSE OF HILLS INC; HOUSE OF HILLS FUNERAL HOME INC to BANCO POPULAR NORTHAMERICA
2002-07-05Mortgage $490,427 — from HOUSE OF HILLS INC FUNERAL HOMES/AKA; HOUSE OF HILLS INC; HOUSE OF HILLS FUNERAL HOME INC/ to BANCO POPULAR NORTHAMERICA$490,427
2002-03-26DOB violation LL6291:
2002-03-26DOB violation LL6291:
2001
2001-02-27DOB violation LL6291:
2001-02-27DOB violation LL6291:
2000
2000-02-07DOB violation LL6291:
1999
1999-11-15Mortgage assigned — from HOUSE OF HILLS INC; HOUSE OF HILLS FUNERAL HOME INC to BANCO POPULAR NORTHAMERICA
1999-11-15Mortgage $1,000,000 — from HOUSE OF HILLS, INC; THE HOUSE OF HILLS FUNERAL HOME, INC to BANCO POPULAR NORTHAMERICA$1,000,000