The city's published records show little recorded distress here in the last three years. Less recorded distress than 80% 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 3.3. In ZIP 11205, 49% of residential buildings hold an A and
13% 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
33 service requests in the last three years. Most common: Noise (21) · Water System (4) · Lead (2) · Illegal Parking (1) · Residential Disposal Complaint (1) · PLUMBING (1).
Filed construction activity
$50,600 in permitted construction work filed since
2016 (12 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
No
Built before 1974 (2019)
Yes
Six or more residential units (16)
Yes
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. 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)
263 VENTURE LLC
Head officer
SAM WURTZBERGER
Managing agent
MRE PROPERTY MANAGEMENT
Last registered
2025-07-08
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
$2,428,000
$1,092,600
2026
$2,976,000
$1,339,200
2027
$3,419,000
$1,538,550
The city's market estimate has risen
41% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
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.
1 street-flooding or sewer-backup complaints at this address since
2023 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
Bedford-Nostrand Avs — G · 600 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Franklin Av / De Kalb Av — B48 · 100 ft
Citi Bike
DeKalb Ave & Franklin Ave · 150 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.
33 311 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: $1,337,750 on
2021-01-05 (lender: Santandar Bank, NA). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2021-01-05
Mortgage $1,337,750 — from 263 VENTURE LLC; FRANKLIN AVENUE GROUP LLC to SANTANDAR BANK, NA
$1,337,750
2021-01-05
Agreement $6,700,000 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to SANTANDAR BANK, NA
$6,700,000
2019-07-26
Mortgage $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK
$5,362,250
2019-07-26
AL&R $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK
$5,362,250
2018-05-04
Deed $500,000 — from FRANKLIN AVENUE GROUP LLC to FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC
$500,000
2018-04-24
Sold for $500,000
$500,000
$31,250
1995-06-29
Mortgage $90,000 — from ASTAFANOUS, AMIR SAMY to BASSOLINO, DONALD; BASSOLINO, GEORGE JR
$90,000
1984-10-25
Mortgage $50,000 — from BASSOLINO, GEORGE JR; BASSOLINO, DONALD to RUSSO, ANNE P
$50,000
Ten-year activity
100500
2017
2018
2019
2020
74
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
1
1
8
12
2018
2
0
0
2
7
11
2019
20
15
2
4
5
46
2020
4
1
2
1
1
9
2021
0
4
64
5
1
74
2022
0
3
38
0
3
44
2023
0
6
11
0
2
19
2024
0
0
8
0
2
10
2025
0
1
19
0
2
22
2026
0
0
11
0
2
13
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2022-03-10HPD 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
2021-10-23HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2021-08-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-30FDNY inspection (CONSTR)
2021-07-06311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-26311: Noise — Noise: Alarms (NR3)
2021-06-24311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-24311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-23311: Air Quality — Air: Odor, Nail Salon (AD8)
2021-06-23311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-23311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-22311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-22311: Air Quality — Air: Odor, Nail Salon (AD8)
2021-06-21311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-14311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-12311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-11311: Illegal Fireworks — N/A
2021-06-05311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-06-03311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-29FDNY inspection (CONSTR)
2021-04-25311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-16311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-10311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-09311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-09311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-06311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-06311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-04-01311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2021-03-30HPD 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
2021-03-30HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2021-03-30HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2021-03-30HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
2021-03-30HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2021-03-30HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2021-03-30HPD class A: § 27-2098 ADM CODE FILE WITH THIS DEPARTMENT A REGISTRATION STATEMENT FOR BUILDING.
2021-03-30HPD 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
2021-03-26311: Air Quality — Air: Odor, Nail Salon (AD8)
2021-03-26311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2020-06-02SMIS — from 263 VENTURE LLC; FRANKLIN AVENUE GROUP LLC
2020-05-22Permit Plumbing — Signed-off
2020-04-23Certificate of occupancy Temporary
2020-03-24Job filed: Adding toilet room to commercial space in conjunction with NB filed under application number 321178319.$3,600
2020-03-18DOB complaint, category ?
2019
2019-12-10DOB complaint, category ?
2019-12-06ECB CLASS - 2 violation: SEC. 3307.6.4.2 NO STORAGE ON SHED. AT THE TIME OF INSPECTION ON AN ACTIVE JOBSITE CURRENTLY AT ROOF LEVEL,I OBSERVED DEBRIS ON TO
2019-12-03311: Illegal Parking — Blocked Hydrant
2019-10-24FDNY inspection (STRUC_INT_3)
2019-10-04FDNY inspection (CONSTR)
2019-09-25Elevator permit: INSTALL NEW 2:1 UNDERSLUNG MRL PASSENGER ELEVATOR PER ASME A17.1-2005S, CHAPTER 30, APPENDIX K4. PERFORM NECESSARY TEST/INSPECTION$166,000
2019-09-18Permit NB — ISSUED
2019-09-13FDNY inspection (CONSTR)
2019-09-11Permit EW — ISSUED
2019-08-30Rodent inspection: Passed
2019-08-30Rodent inspection: Passed
2019-08-29Permit Supported Scaffold — Signed-off
2019-08-29Job filed: INSTALLATION OF SUPPORT SCAFFOLD IN ACCORDANCE WITH NYCC 2014 CHAPTER 33. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2019-08-26Permit NB — ISSUED
2019-08-22DOB complaint, category ?
2019-08-22ECB CLASS - 2 violation: FAILURE TO INSTITUTE/MAINTAIN SAFETY EQUIPMENT MEASURES OR TEMPORARY CONSTRUCTION. NOTE: AT THE TIME OF MY INSPECTION OF A 6 STY N$5,000
2019-08-22ECB CLASS - 1 violation: FAILURE TO MAINTAIN ADEQUATE HOSEKEEPING PER SECTION REQUIREMENTS. NOTE: AT THE TIME OF MY INSPECTION OF A 6 STY NB IN PROGRESS I
2019-08-22ECB CLASS - 1 violation: CONSTRUCTION SUPERINTENDENT FAIL TO PERFORM DUTIES PER RULE. THE FOLLOWING HAZADROUS CONDITION & STOP WORK ORDER WAS OBSERVED & IS
2019-08-22ECB CLASS - 1 violation: SEC. 3301.13.12 COMPETENT PERSON. NOTE: AT THE TIME OF MY INSPECTION OF A 6 STY BLDG,CONSTRUCTION WORK IN PROGRESS,UPON REQUEST FO
2019-08-22ECB CLASS - 1 violation: SEC. 3307.4 WORK & STORAGE ZONE. NOTE: AT THE TIME OF MY INSPECTION OFA 6 STY BLDG AT 6TH FL LEVEL CONSTRUCTION WORK IN PROGRESS I$625
2019-08-22ECB CLASS - 1 violation: SEC. 3303.9 FAILURE TO MAINTAIN REQUIRED MEANS OF EGRESS 7 ITHER ELEMENTS IN EXISTING BLDG UNDER CONSTRUCTION. NOTE: AT THE TIME O
2019-08-22ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS &/OR APPROVEDAMENDMENTS. NOTE: AT THE TIME OF MY INSPECTION OF A 6 STY NB
2019-08-22ECB CLASS - 2 violation: PEDESTRIAN PROTECTION DOES NOT MEET CODE SPECIFICATIONS. NOTE: AT THE TIME OF MY INSPECTION OF A 6 STY NB IN PROGRESS I OBSERVED A
2019-08-21Permit PL — ISSUED
2019-08-08Permit Sidewalk Shed — Signed-off
2019-07-26Mortgage $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK$5,362,250
2019-07-26AL&R $5,362,250 — from FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC to PARKE BANK$5,362,250
2019-07-19Permit NB — ISSUED
2019-07-02Permit EW — ISSUED
2019-06-12Job filed: AUTOMATIC SPRINKLER SPRINKLER SYSTEM INSTALLATION TO BE FILED IN CONJUNCTION WITH NB APPLICATION 321178319$1,000
2019-06-07311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2019-06-07DOB complaint, category ?
2019-06-06Permit Sidewalk Shed — Signed-off
2019-06-05Permit EW — ISSUED
2019-06-05Job filed: INSTALLATION OF SIDEWALK SHED IN ACCORDANCE WITH NYCC 2014 CHAPTER 33. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2019-06-03Permit Construction Fence — Signed-off
2019-05-21Permit Construction Fence — Signed-off
2019-05-20Job filed: INSTALLATION OF CONSTRUCTION FENCE IN ACCORDANCE WITH NYCC 2014 CHAPTER 33. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2019-05-10CERT — from ADAR LAND & TREE ABSTRACT INC
2019-05-10ZONE — from VENTURE LLC; FRANKLIN AVENUE GROUP LLC
2019-03-27Rodent inspection: Passed
2019-03-27Rodent inspection: Passed
2019-02-07Job filed: SOE,FOUNDATION AND UNDERPINNING TO BE FILED IN CONJUNCTION WITH NB APPLICATION#321178319$10,000
2019-02-07Job filed: STRUCTURAL WORK TYPE TO BE FILED IN CONJUNCTION WITH NB APPLICATION#321178319$10,000
2019-02-07Job filed: STRUCTURAL WORK TYPE TO BE FILED IN CONJUNCTION WITH NB APPLICATION#321178319$10,000
2019-02-07Job filed: SOE,FOUNDATION AND UNDERPINNING TO BE FILED IN CONJUNCTION WITH NB APPLICATION#321178319$10,000
2018
2018-09-21Rodent inspection: Passed
2018-09-21Rodent inspection: Passed
2018-08-09Job filed: BUILDERS PAVEMENT PLAN TO BE FILED IN CONJUNCTION WITH NB APPLICATION#321178319, STREET FRONTAGE 40 LINEAR FEET
2018-08-09Job filed: INSTALLATION OF AUTOMATIC SMOKE/HEAT DETECTION AND SPRINKLER FIRE ALARM SYSTEM WITH CENTRAL OFFICE CONNECTION.$1,000
2018-05-04Deed $500,000 — from FRANKLIN AVENUE GROUP LLC to FRANKLIN AVENUE GROUP LLC; 263 VENTURE LLC$500,000
2018-04-24Rodent inspection: Passed
2018-04-24Sold for $500,000$500,000
2018-03-26Rodent inspection: Passed
2018-03-26Rodent inspection: Failed for Rat Activity
2018-02-01Rodent inspection: Bait applied
2018-01-23Rodent inspection: Failed for Rat Activity and Other Reason
2017
2017-11-16Rodent inspection: Passed
2017-11-16Rodent inspection: Failed for Rat Activity