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 22. In ZIP 11217, 60% 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
Open HPD violations
9 total — 1 class C (immediately hazardous), 6 class B, 2 class A. Oldest open since 1986-07-31.
status snapshot refreshed weekly from HPD records
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
9 service requests in the last three years. Most common: Noise (7) · Food Poisoning (1) · Illegal Parking (1).
Filed construction activity
$141,000 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 (1930)
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)
THE LUWIFREN CORPORATION
Head officer
DONALD MINERVA
Managing agent
BRIAN GAMDRY
Last registered
2025-08-14
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
$2,604,000
$1,171,800
2026
$2,520,000
$1,134,000
2027
$2,320,000
$1,044,000
The city's market estimate has fallen
11% between tax years 2025 and 2027.
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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
Lafayette Av — C · 50 ft straight-line (under a minute) · station accessibility: none Fulton St — G · 200 ft straight-line (about a 1-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Fulton St / South Portland Av — B25 B26 B52 · 200 ft
Citi Bike
S Portland Ave & Hanson Pl · 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.
9 311 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: $1,700,000 on
2023-05-23 (lender: Polish & Slavic Federal Credit Union). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2023-05-23
AL&R $1,700,000 — from THE LUWIFREN 1 CORPORATION to POLISH & SLAVIC FEDERAL CREDIT UNION
$1,700,000
2023-05-23
Mortgage $1,700,000 — from THE LUWIFREN 1 CORPORATION to POLISH & SLAVIC FEDERAL CREDIT UNION
$1,700,000
2007-08-01
Mortgage $635,000 — from THE LUWIFREN CORPORATION to GREENPOINT MORTGAGE FUNDING, INC
$635,000
1998-01-28
Mortgage $147,000 — from LUWIFREN CORPORATION to GREENPOINT BANK
$147,000
1986-07-01
Mortgage $225,000 — from LEEDS, CAROL; LEEDS, WILLIAM to WILLIAMSBURGH SAVS BANK
$225,000
1983-04-05
Mortgage $4,400 — from SMITH, JOAN to NORTH EASTERN HLDG CO IN
$4,400
1982-04-21
Mortgage $45,000 — from SMITH, JOAN to ASHMEAD, JOHN R.
$45,000
Ten-year activity
20100
2017
17
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
0
0
1
0
1
2
2018
6
0
10
0
1
17
2019
0
0
5
1
1
7
2020
0
1
6
2
2
11
2021
0
0
7
0
1
8
2022
0
0
2
0
1
3
2023
0
0
1
5
2
8
2024
0
0
1
1
4
6
2025
0
1
6
0
1
8
2026
0
0
4
0
1
5
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2018-11-09311: Noise - Commercial — Car/Truck Music
2018-10-22Boiler inspection
2018-04-27Permit PL — ISSUED
2018-04-02Permit EW — ISSUED
2018-04-02Permit EW — ISSUED
2018-04-02Permit EW — ISSUED
2018-03-29Job filed: REFURBISH EXISTING RESTAURANT INSTALL RANGEHOOD FIRE SUPPRESSION SYSTEM, EXHAUST SYSTEM AND PLUMBING FIXTURES. NO CHANGE IN USE OCCUPANCY OR EGRESS$70,500
2018-03-29Job filed: REFURBISH EXISTING RESTAURANT INSTALL RANGEHOOD FIRE SUPPRESSION SYSTEM, EXHAUST SYSTEM AND PLUMBING FIXTURES. NO CHANGE IN USE OCCUPANCY OR EGRESS$70,500
2017
2017-11-29HPD 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
2015-11-20HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FRONT PORCH
2015-10-14HPD 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
2008-10-02Job filed: REMOVE AWNING..REMOVE A/C UNIT AT 1ST FLOOR..BLOCK UP WINDOWS..CHANGE STORE WITHIN SAME USE GROUP TO EATING & DRINKING PLACE UG6..REMOVE DECKING A$30,000
2008-08-06ECB CLASS - 1 violation: FAILURE TO ERECT AC UNIT TO CODE. HAZARDOUS DEFECTS NOTED: AC UNITS (FUJITSU) FOUND ERECTED/INSTALLED AT PORCH 1ST STORY ADJ TO WI
2008-08-06ECB CLASS - 1 violation: WORK W/O PERMIT. ILLEGAL WORK NOTED: ERECTED IRON FRAME STRUCTURE (CANOPY) W/ VYNIL COVERING AS SHED ROOF AT BLDG FRONT YARD SETBA$800
2008-08-06ECB CLASS - 1 violation: FAILURE TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY. HAZARDOUS DEFECTS NOTED: AT STAIR LANDING PRIMARY MEANS OF EGRESS, 3RD STORY, BUL$1,200
2008-08-06ECB CLASS - 3 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE C OF O OR DOB RECORDS. NOTEDBLDG FRONT YARD SETBACK WAS ILLEGALLY CONVERTED TO BE ARRANG$200
2008-06-25DOB complaint, category ?
2007
2007-08-01Mortgage $635,000 — from THE LUWIFREN CORPORATION to GREENPOINT MORTGAGE FUNDING, INC$635,000
2006
2006-11-28Mortgage satisfied — from THE LUWIFREN CORPORATION to GREENPOINT BANK
2005
2005-11-23Tenant complaint: HEATING — HEAT RELATED
2005-01-31DOB violation LL6291:
2004
2004-11-03Permit EW — ISSUED
2004-10-28Job filed: REPIPE EXISTING FIRE SUPPRESSION SYSTEM. SYSTEM AND GAS VALVE FILED ON JOB# 300925890. NO CHANGE IN USE OCCUPANCY OR EGRESS.$2,000
1999
1999-11-15Permit EW — ISSUED
1999-11-10Permit PL — ISSUED
1999-11-10Permit PL — ISSUED
1999-11-09Permit PL — ISSUED
1999-09-10Permit EW — ISSUED
1999-03-16DOB violation LL6291:
1998
1998-01-28Mortgage assigned — from LUWIFREN CORPORATION to GREENPOINT BANK
1998-01-28Deed — from TOWER PORTLAND CORP to LUWIFREN CORPORATION
1998-01-28Mortgage satisfied — from LEEDS, WILLIAM; LEEDS, CAROL to WILLIAMSBURGH SAVINGS BANK
1998-01-28Mortgage $147,000 — from LUWIFREN CORPORATION to GREENPOINT BANK$147,000
1997
1997-02-21DOB complaint, category ?
1996
1996-04-15DOB complaint, category ?
1995
1995-01-11Deed — from LEEDS, CAROL; LEEDS, WILLIAM to TOWER PORTLAND CORP
1991
1991-08-30Agreement — from WILLIAMSBURGH SAVS BK/FK; MANHATTAN SAVS BANK to LEEDS, CAROL; LEEDS, WILLIAM
1991-08-08Permit PL — ISSUED
1991-07-17Permit EW — ISSUED
1989
1989-04-24HPD class B: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE PLASTIC NOSING 1ST & 9TH TREADS UP 1 TO 2 STYS PUBLIC HALL.
1989-04-24HPD class B: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE ELECTRICAL WALL SWITCH STAIR ENCLOSURE CELLAR.
1989-04-24HPD class B: § 27-2005 ADM CODE PROVIDE SUITABLE BRACKETS FOR AIR CONDITIONER 3 STY FRONT.
1989-04-24HPD class C: § 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER KEY OPERATED LOCK 1 STY APT 1F. LOCATED AT APT 1F
1986
1986-07-31HPD class A: § 300 M/D LAW FILE PLANS AND APPLICATION AND LEGALIZE THE FOLLOWING ALTERATION OR RESTORE TO THE LEGAL CONDITION EXISTING PRIOR TO THE MAKIN
1986-07-31HPD class B: D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING 2ND ROOM FROM REAR BASEMENT REAR A
1986-07-31HPD class B: D26-10.01 ADM CODE FIRE ESCAPE DEFECTIVE. ADJUST THE DROPLADDER SO THAT IT WILL SLIDE EASILY IN THE GUIDE RODS REAR.
1986-07-31HPD class A: D26-21.03 ADM CODE PAINT OR POST A SIGN INDICATING FLOORS ON WALL AT OR NEAR STAIRS PUBLIC HALL ALL STYS.
1986-07-01Mortgage satisfied — from SMITH, JOAN to ASHMEAD, MARGARET M; ASHMEAD, JOHN R
1986-07-01Mortgage $225,000 — from LEEDS, CAROL; LEEDS, WILLIAM to WILLIAMSBURGH SAVS BANK$225,000
1985
1985-03-28Mortgage satisfied — from SMITH, JOAN to NORTH EASTERN HLD COINC
1984
1984-01-24Deed — from SMITH, JOAN to LEEDS, WILLIAM A; LEEDS, CAROL
1983
1983-04-05Mortgage $4,400 — from SMITH, JOAN to NORTH EASTERN HLDG CO IN$4,400
1983-04-05Mortgage assigned — from NORTH EASTERN HOLDING CO to FLUSHING FED SAVS &LOAN
1982
1982-04-21Mortgage $45,000 — from SMITH, JOAN to ASHMEAD, JOHN R.$45,000
1982-04-21Deed — from ASHMEAD, MARGARET; ASHMEAD, JOHN to SMITH, JOAN