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 41.7. In ZIP 11222, 66% of residential buildings hold an A and
5% 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
6 total — 0 class C (immediately hazardous), 0 class B, 6 class A. Oldest open since 2021-04-08.
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
64 service requests in the last three years. Most common: Food Establishment (37) · Noise (11) · Sewer (3) · Illegal Parking (2) · Dirty Condition (2) · Graffiti (2).
Filed construction activity
$495,880 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
Yes
Built before 1974 (1899)
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)
FRANKLIN AVE DEVELOPERS LLC
Head officer
ADAM ABUAF
Managing agent
ADAM ABUAF
Last registered
2025-08-18
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
$1,647,600
$741,420
2026
$1,977,000
$889,650
2027
$2,372,000
$1,067,400
The city's market estimate has risen
44% between tax years 2025 and 2027.
37 Food Establishment complaints to 311 at this address in the last three years (most often: Letter Grading, Sign, Permit/License/Certificate) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 3 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
6 street-flooding or sewer-backup complaints at this address since
2018 (3 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
Greenpoint Av — G · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Franklin St / Calyer St — B32 · 450 ft
Citi Bike
Milton St & Franklin St · 300 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.
64 311 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: $767,890 on
2017-12-21 (lender: Signature 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
2017-12-21
Mortgage $767,890 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK
$767,890
2017-12-21
Agreement $2,100,000 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK
$2,100,000
2017-12-21
AL&R $2,100,000 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK
$2,100,000
2015-04-21
Deed $2,430,000 — from BARAN, JULIE; BARAN, ZBIGNIEW to FRANKLIN AVE DEVELOPERS LLC
$2,430,000
2015-04-21
Mortgage $1,410,000 — from FRANKLIN AVE DEVELOPERS LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$1,410,000
2009-05-28
Mortgage $600,000 — from BARAN, ZBIGNIEW; BARAN, JULIE to POLISH & SLAVIC FEDERAL CREDIT UNION
$600,000
Ten-year activity
100500
2017
2018
2019
2020
2021
2022
2023
2024
52
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
21
1
4
4
0
30
2018
11
0
10
0
1
22
2019
0
0
5
0
0
5
2020
0
0
17
0
0
17
2021
0
0
6
0
0
6
2022
0
0
9
0
0
9
2023
0
0
8
0
3
11
2024
0
0
9
4
4
17
2025
0
0
50
2
0
52
2026
0
0
6
2
4
12
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
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
2026-04-27
Restaurant inspection: PAULIE GEE'S SLICE SHOP
2026-04-12
311: Missed Collection — Trash and Bulky Trash
2026-03-24
311: Noise — Noise: Manufacturing Noise (NK1)
2026-03-04
Restaurant inspection: PAULIE GEE'S SLICE SHOP
2026-02-08
311: Noise — Noise: air condition/ventilation equipment (NV1)
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
2025-07-29311: Water System — Fire Hydrant Emergency (FHE)
2025-07-23311: Food Establishment — Letter Grading
2025-07-19311: Food Establishment — Letter Grading
2025-07-16311: Food Establishment — Letter Grading
2025-07-14311: Food Establishment — Letter Grading
2025-07-12311: Food Establishment — Letter Grading
2025-07-11311: Food Establishment — Letter Grading
2025-07-10311: Food Establishment — Letter Grading
2025-07-09311: Food Establishment — Letter Grading
2025-07-03311: Food Establishment — Letter Grading
2025-06-27311: Food Establishment — Letter Grading
2025-06-21311: Dirty Condition — Trash
2025-06-21311: Food Establishment — Letter Grading
2025-06-14311: Food Establishment — Letter Grading
2025-06-09HPD 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
2025-06-07311: Food Establishment — Letter Grading
2025-06-05311: Food Establishment — Letter Grading
2025-06-04311: Food Establishment — Letter Grading
2025-06-04311: Food Establishment — Letter Grading
2024-08-13AALR — from FEDERAL DEPOSIT INSURANCE CORPORATION; IN ITS CAPACITY AS RECEIVER FOR; SIGNATURE BRIDGE B to SIG CRE 2023 VENTURE LLC
2024-08-13AALR — from IN ITS CAPACITY AS RECEIVER FOR; SIGNATURE BANK, NEW YORK, NEW YORK; FEDERAL DEPOSIT INSUR to SIGNATURE BRIDGE BANK, N.A.
2024-08-13Mortgage assigned — from IN ITS CAPACITY AS RECEIVER FOR; FEDERAL DEPOSIT INSURANCE CORPORATION; SIGNATURE BRIDGE B to SIG CRE 2023 VENTURE LLC
2024-08-13Mortgage assigned — from FEDERAL DEPOSIT INSURANCE CORPORATION; IN ITS CAPACITY AS RECEIVER FOR; SIGNATURE BANK, NE to SIGNATURE BRIDGE BANK, N.A.
2024-05-20Rodent inspection: Failed for Rat Activity
2024-04-10Rodent inspection: Failed for Rat Activity
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
2024-03-10311: Rodent — Rat Sighting
2024-02-27311: Food Establishment — Letter Grading
2023-11-21HPD 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
2023-05-31Rodent inspection: Failed for Other Reason
2023-05-02311: Rodent — Rat Sighting
2023-04-16311: Noise - Residential — Loud Talking
2023-03-22HPD 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
2022-11-10HPD 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
2022-09-17311: Blocked Driveway — No Access
2022-09-10311: Noise — Noise: air condition/ventilation equipment (NV1)
2022-08-31311: Noise — Noise: air condition/ventilation equipment (NV1)
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
2022-02-05311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2021
2021-09-28311: Vaccine Mandate Non-Compliance — Customer Proof of Vaccination Not Checked
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
2021-02-25311: Street Sign - Dangling — Other/Unknown
2020-06-24311: Food Establishment — No Permit or License
2020-05-27311: Graffiti — Police Report Not Requested
2020-04-19311: Non-Emergency Police Matter — Social Distancing
2020-04-19311: Non-Emergency Police Matter — Social Distancing
2020-04-19311: Non-Emergency Police Matter — Social Distancing
2020-01-18311: Damaged Tree — Branch or Limb Has Fallen Down
2019
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
2019-08-21311: Noise - Commercial — Loud Talking
2019-08-17311: Food Establishment — Letter Grading
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
2018-03-14Job filed: FILING FOR EXHAUST SYSTEM AND DUCT UPTO ROOF. NO CHANGE IN GROUP,UES AND EGRESS.$7,000
2018-03-14Job filed: FILING FOR EXHAUST SYSTEM AND DUCT UPTO ROOF. NO CHANGE IN GROUP,UES AND EGRESS.$7,000
2018-03-14Permit EW — ISSUED
2018-02-27311: Sidewalk Condition — Blocked - Construction
2018-02-22Job filed: INSTALLATION OF KITCHEN FIRE SUPPRESSION SYSTEM IN CONJUNCTION WITH JOB#340569600. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2018-01-22Certificate of occupancy Final
2018-01-02Permit PL — ISSUED
2017
2017-12-28Permit EW — ISSUED
2017-12-28Permit EW — ISSUED
2017-12-28Permit EW — ISSUED
2017-12-28Permit EW — ISSUED
2017-12-21Mortgage assigned — from MORTGAGE REGISTRATION SYSTEMS, INC, to SIGNATURE BANK
2017-12-21Mortgage $767,890 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK$767,890
2017-12-21Agreement $2,100,000 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK$2,100,000
2017-12-21AL&R $2,100,000 — from FRANKLIN AVE DEVELOPERS LLC to SIGNATURE BANK$2,100,000
2017-12-19Permit EW — ISSUED
2017-12-19Permit EW — ISSUED
2017-12-15Permit EW — ISSUED
2017-12-13Job filed: INTERIOR COMMERCIAL RENOVATION TO CONVERT AN EXISTING UG6 SPACE TO AN EATING AND DRINKING ESTABLISHMENT AS PER BUILDINGS BULLETIN 2009-025 INCLUDING T$148,500
2017-12-13Job filed: INTERIOR COMMERCIAL RENOVATION TO CONVERT AN EXISTING UG6 SPACE TO AN EATING AND DRINKING ESTABLISHMENT AS PER BUILDINGS BULLETIN 2009-025 INCLUDING T$148,500
2017-12-13Job filed: INSTALLATION OF NEW STEEL DUNNAGE AND PLATFORM FOR MECHANICAL EQUIPMENT AS INDICATED ON THE DRAWINGS FILED HEREIN. MECHANICAL EQUIPMENT FILED SEPARATE$15,000
2017-12-13Job filed: INTERIOR COMMERCIAL RENOVATION TO CONVERT AN EXISTING UG6 SPACE TO AN EATING AND DRINKING ESTABLISHMENT AS PER BUILDINGS BULLETIN 2009-025 INCLUDING T$148,500
2017-12-07Certificate of occupancy Temporary
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
2017-07-13Permit AL — ISSUED
2017-06-27311: Curb Condition — Defacement
2017-06-07Permit SG — ISSUED
2017-06-07Permit SG — ISSUED
2017-06-07Permit SG — ISSUED
2017-06-02311: Noise - Commercial — Loud Talking
2017-05-23311: Street Condition — Blocked - Construction
2017-04-27Permit PL — ISSUED
2017-03-20Permit PL — ISSUED
2017-02-22Job filed: INSTALLATION OF NEW 2' WTR SERVICE , MTR AND BACKFLOW DEVICE, NO CHANGE TO ZONING USE, OCCUPANCY OR EGRESS$5,000
2017-02-22Job filed: INSTALLATION OF NEW 2" WTR SERVICE , MTR AND BACKFLOW DEVICE, NO CHANGE TO ZONING USE, OCCUPANCY OR EGRESS$5,000
2017-01-13Permit PL — ISSUED
2017-01-05ECB CLASS - 2 violation: FAILURE TO PROVIDE APPROVED/ACCEPTED PLANS @ JOB SITE @ TIME OF INSP. OBSERVED 3 WORKERS ON SITE, PERFORMING CARPENTRY WORK @ TIME$530
2016
2016-12-13311: Noise - Vehicle — Car/Truck Horn
2016-12-13Permit EQ — ISSUED
2016-12-13Permit AL — ISSUED
2016-12-10DOB violation C: THE PERMIT HOLDER HAS INFORMED THE D.O.B. THAT HE OR SHE HAS WITHDRAWN FROM THE PROJECT THEREFORE THE COMM. HAS ISSUED A FULL STOP
2016-12-10DOB violation C: STOP ALL CONSTRUCTION WORK FORTHWITH EXCEPT TO MAKE SITE SAFE CONTACT B.C. BEFORE GOING BACK TO WORK (718) 802-3677
2016-12-09DOB complaint, category ?
2016-11-22311: General Construction/Plumbing — Site Conditions Endangering Workers
2016-11-22311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2016-11-22DOB complaint, category ?
2016-11-22DOB complaint, category ?
2016-11-22Job filed: NEW GAS METER AND SERVICE FOR COMMERCIAL SPACE AT FIRST FLOOR. ADD HAND SINK AT 1ST FLOOR OFF OF NEW GAS WATER HEATER. NO CHANGE TO ZONING USE, OCCU$5,000
2016-11-17311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2016-08-25311: Noise — Noise: Construction Before/After Hours (NM1)
2016-07-27DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2016-07-27DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2016-05-03HPD class C: SECTION 27-2005 ADM CODE FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING BALCONY AT THE 2ND STORY
2016-05-03HPD class C: SECTION 231 M/D LAW PROVIDE LEGAL SECOND MEANS OF EGRESS AND FILE APPLICATION FOR APPROVAL BEFORE DOING THE WORK FIRE ESCAPE BALCONY MISISNG
2016-05-01311: SAFETY — FIRE ESCAPE
2016-05-01Tenant complaint: SAFETY — FIRE ESCAPE
2016-04-28311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2016-04-28DOB complaint, category ?
2016-04-28ECB CLASS - 1 violation: FAILURE TO SAFEGUARD ALL PERSONS & PROPERTY AFFECTED BY CONST. OPERATIONS. NOTED: @ THE TIME OF MY INSPECTION, FIRE ESCAPE USED AS$10,000
2016-04-28ECB CLASS - 1 violation: FAILURE TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY. NOTED: AT THE TIME OF MY INSPECTION, SECTIONS OF THE FIRE ESCAPE HAS BEEN REMOVE$1,230
2016-04-27FDNY inspection (COMPLAINT)
2016-04-27FDNY inspection (RISK)
2016-04-13Permit PL — ISSUED
2016-01-29Permit AL — ISSUED
2016-01-29Permit EQ — ISSUED
2015
2015-06-25Job filed: RENOVATION OF FIRST FLOOR CONVERTING FIRST FLOOR BACK TO COMMERCIAL, RECONSTRUCT ROOF OF ONE STORY PORTION. MINOR CODE MODIFICATIONS TO UPPER STORIES$218,750
2015-05-18Mortgage satisfied — from BARAN, ZBIGNIEW; BARAN, JULIE to POLISH & SLAVIC FEDERAL CREDIT UNION
2015-04-21Deed $2,430,000 — from BARAN, JULIE; BARAN, ZBIGNIEW to FRANKLIN AVE DEVELOPERS LLC$2,430,000
2015-04-21Mortgage $1,410,000 — from FRANKLIN AVE DEVELOPERS LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS$1,410,000
2015-04-07DOB complaint, category ?
2015-02-12Permit PL — ISSUED
2015-02-12Permit PL — ISSUED
2015-01-23311: Graffiti — Graffiti
2013
2013-12-19311: Snow — E9 Snow / Icy Sidewalk
2013-04-03311: Blocked Driveway — No Access
2013-03-27SMIS — from KOWALSKI, JANUSZ
2011
2011-09-12311: Street Condition — Unsafe Worksite
2011-08-08311: Blocked Driveway — No Access
2011-03-12311: Blocked Driveway — No Access
2010
2010-05-13Permit PL — ISSUED
2010-05-11Permit EW — RE-ISSUED
2010-04-12Job filed: GENERAL RENOVATION AND PLUMBING WORK ON 1ST FLOOR AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$42,000
2010-04-12Job filed: GENERAL RENOVATION AND PLUMBING WORK ON 1ST FLOOR AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$42,000
2010-02-25Permit EW — ISSUED
2009
2009-08-12Permit PL — ISSUED
2009-08-06Permit EW — ISSUED
2009-06-29Job filed: RENOVATION OF KITCHEN AND BATHROOM ON 2ND AND 3RD FLOORS, REPLACEMENT OF BOILER & HWH AT CELLAR LEVEL AND OTHER GENERAL RENOVATION AND PLUMBNING W$87,400
2009-06-29Job filed: RENOVATION OF KITCHEN AND BATHROOM ON 2ND AND 3RD FLOORS, REPLACEMENT OF BOILER & HWH AT CELLAR LEVEL AND OTHER GENERAL RENOVATION AND PLUMBNING W$87,400
2009-05-28Mortgage $600,000 — from BARAN, ZBIGNIEW; BARAN, JULIE to POLISH & SLAVIC FEDERAL CREDIT UNION$600,000
2008
2008-12-16Deed — from BARAN , ZOFIA to BARAN , JULIE; BARAN , ZBIGNIEW
2006
2006-08-04DOB complaint, category ?
1983
1983-03-09RTXL — from KOWALEWSKI, WALTER
1981
1981-06-09Deed — from ALVAREZ INACENCIA; QUINTANA ANGELO to BARAN ZOFIA
1979
1979-11-13Deed — from MAJEWSKI HELEN; MAJEWSKI STANLEY to ALVAREZ INOCENCIA; QUINTANA ANGELO
1979-11-13Mortgage — from ALVAREZ INOCENCIA; QUINTANA ANGELO to THE GREENPOINT SAVINGS BANK