A sustained record of distress well beyond its peers. More recorded distress than 95% 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 45. 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
1 service requests in the last three years. Most common: Abandoned Vehicle (1).
Filed construction activity
$403,600 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 (1930)
No
Six or more residential units (4)
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)
342-344 GREENE AVE LLC
Head officer
NICK DRAGONETTI
Managing agent
GREENEST PROPERTIES MANAGEMENT
Last registered
2025-11-25
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
$416,400
$187,380
2026
$444,000
$199,800
2027
$704,000
$316,800
The city's market estimate has risen
69% 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
Classon Av — G · 850 ft straight-line (about a 4-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Franklin Av / Greene Av — B48 B52 · 100 ft
Citi Bike
Franklin Ave & Quincy St · 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.
1 311 service request 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: $3,520,000 on
2018-05-02 (lender: Popular Bank), covering 2 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
2018-05-02
AL&R $3,520,000 — from 342 - 344 GREENE AVE LLC; 342 - 344 GREENE AVE LLC to POPULAR BANK; POPULAR BANK
$3,520,000
2018-05-02
AL&R $3,520,000 — from 342 - 344 GREENE AVE LLC; 342 - 344 GREENE AVE LLC to POPULAR BANK; POPULAR BANK
$3,520,000
2018-05-02
Deed $4,880,000 — from LUTFEY, DAVID G; LUTFEY, NORA E; LUTFEY, GREGORY G to 342 - 344 GREENE AVE LLC
$4,880,000
2018-05-02
Mortgage $3,520,000 — from 342 - 344 GREENE AVE LLC to POPULAR BANK
$3,520,000
2018-04-25
Sold for $4,880,000
$4,880,000
$1,220,000
2005-01-06
Deed $240,000 — from LUTFEY , AS TRUSTEE, LAURICE to NEXTGEN , LLC
$240,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
14
2024
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
2
1
3
2018
0
3
6
2
11
2019
0
3
0
4
7
2020
0
4
0
1
5
2021
6
5
0
1
12
2022
3
4
0
3
10
2023
0
4
0
4
8
2024
0
3
0
11
14
2025
0
3
0
2
5
2026
0
0
0
1
1
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-12-10Rodent inspection: Failed for Rat Activity
2024-11-29HPD 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
2024-09-05Rodent inspection: Failed for Rat Activity
2024-08-25Rodent inspection: Bait applied
2024-08-18Rodent inspection: Monitoring visit
2024-08-11Rodent inspection: Bait applied
2024-07-30311: Abandoned Vehicle — With License Plate
2024-07-12Rodent inspection: Failed for Rat Activity
2024-06-10Rodent inspection: Passed
2024-03-19Rodent inspection: Bait applied
2024-01-30Rodent inspection: Bait applied
2024-01-11Rodent inspection: Bait applied
2024-01-02Rodent inspection: Failed for Rat Activity
2023
2023-12-08Rodent inspection: Failed for Rat Activity
2023-12-04Bedbug filing: 0 infested units
2023-10-24Bedbug filing: 0 infested units
2023-08-22Rodent inspection: Passed
2023-06-13311: Lead — Lead Kit Request (Residential) (L10)
2023-06-12Rodent inspection: Failed for Rat Activity
2023-03-23HPD 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
2023-02-10Rodent inspection: Passed
2022
2022-12-07Rodent inspection: Failed for Rat Activity
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
2022-09-20Job filed: APPLICATION FILED FOR THE INTERIOR REPAIR/ RENOVATION OF EXISTING 4 STORY RESIDENTIAL BUILDING WITH CELLAR. ALL WORK IS AS PER PLANS SUBMITTED HEREWIT$177,800
2022-06-29Rodent inspection: Passed
2022-05-04311: Illegal Parking — Blocked Hydrant
2022-04-08Rodent inspection: Failed for Rat Activity
2022-04-02Permit General Construction — Signed-off
2022-02-25HPD 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
2022-02-25HPD 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
2022-01-27Job filed: SUBSEQUENT APPLICATION FILED FOR PLUMBING WORK IN THE EXISTING 4 STORY RESIDENTIAL BUILDING WITH CELLAR. FILED IN CONJUNCTION WITH DOB NOW APPLICATION$24,000
2021
2021-12-16Permit Plumbing — Signed-off
2021-12-10Permit General Construction — Signed-off
2021-11-12Permit General Construction — Signed-off
2021-09-15Permit General Construction — Signed-off
2021-08-30Job filed: SUBSEQUENT APPLICATION FILED FOR PLUMBING WORK IN THE EXISTING 4 STORY RESIDENTIAL BUILDING WITH CELLAR. FILED IN CONJUNCTION WITH DOB NOW APPLICATION$24,000
2021-07-27Job filed: APPLICATION FILED FOR THE INTERIOR REPAIR/ RENOVATION OF EXISTING 4 STORY RESIDENTIAL BUILDING WITH CELLAR. ALL WORK IS AS PER PLANS SUBMITTED HEREWIT$177,800
2021-04-13311: Abandoned Vehicle — With License Plate
2021-04-09HPD 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
2021-04-09HPD 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
2021-02-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-09-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-08-24Rodent inspection: Passed
2020-07-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-01-05311: Sanitation Condition — 12 Dead Animals
2019
2019-12-16Rodent inspection: Passed
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
2019-09-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-07-13Rodent inspection: Monitoring visit
2019-06-28Rodent inspection: Failed for Rat Activity
2019-05-30Rodent inspection: Failed for Other Reason
2019-03-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018
2018-12-05Rodent inspection: Passed
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
2018-06-13Rodent inspection: Passed
2018-06-11311: HEAT/HOT WATER — ENTIRE BUILDING
2018-06-11Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018-05-02PAT — from LUTFEY, NORA E to LUTFEY, DAVID G
2018-05-02AL&R $3,520,000 — from 342 - 344 GREENE AVE LLC; 342 - 344 GREENE AVE LLC to POPULAR BANK; POPULAR BANK$3,520,000
2018-05-02AL&R $3,520,000 — from 342 - 344 GREENE AVE LLC; 342 - 344 GREENE AVE LLC to POPULAR BANK; POPULAR BANK$3,520,000
2018-05-02Deed $4,880,000 — from LUTFEY, DAVID G; LUTFEY, NORA E; LUTFEY, GREGORY G to 342 - 344 GREENE AVE LLC$4,880,000
2018-05-02Mortgage $3,520,000 — from 342 - 344 GREENE AVE LLC to POPULAR BANK$3,520,000
2018-04-25Sold for $4,880,000$4,880,000
2017
2017-11-27Deed — from NEXTGEN LLC to LUTFEY, NORA E; LUTFEY, DAVID G; LUTFEY, GREGORY G
2017-11-16Deed transfer (nominal price)
2017-11-15Rodent inspection: Passed
2014
2014-04-01Rodent inspection: Passed
2013
2013-07-05311: Damaged Tree — Branch Cracked and Will Fall
2013-07-04311: Street Condition — Line/Marking - Faded
2008
2008-04-07City emergency repair (HWO): (apt.#3) install (5) sets of stops and (5) sets of oneway screws complete. (1 set of each) in kitchen-1. (1 set of each)$30
2007
2007-12-24City emergency repair (OMO): (apt.#3) install (5) sets of window stops and 5 sets of oneway screws. (1 set) in kitchen-1, (1 set) in living room-1, ($250
2005
2005-01-06Deed $240,000 — from LUTFEY , AS TRUSTEE, LAURICE to NEXTGEN , LLC$240,000
2004
2004-12-30Deed — from LUTFEY , AS TRUSTEE, DAVID G; LAURICE LUTFEY REVOCABLE TRUST to LAURICE LUTFEY REVOCABLE TRUST
2001
2001-03-19Deed — from LUTFEY, GEORGE E; LUTFEY, LAURICE/TR; GEORGE, E LUTFEY REVOCABLE TRUST to GEORGE, LUTFEY REVOCABLE TRUST; LUTFEY, LAURICE/TR; LUTFEY, GEORGE/TR
1999
1999-10-29Deed — from LUTFEY, GEORGE; LUTFEY, GEORGE E to LUTFEY, LAURICE; LUTFEY, GEORGE E
1979
1979-09-21Deed — from BLUM FLORA DEVISEE OF; BAVENDAM MARIE G; BAVENDAM REBECCA A GRANTEE OF; HENIGIN MINNIE to LUTFEY GEORGE
1979-09-21Mortgage — from LUTFEY GEORGE to BLUM FLORA
1973
1973-04-25Deed — from BAVENDAM G MARIE to BLUM FLORA