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 13. In ZIP 11206, 43% of residential buildings hold an A and
17% 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
1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2019-06-19.
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
13 service requests in the last three years. Most common: Graffiti (4) · Noise (2) · UNSANITARY CONDITION (2) · Encampment (2) · Dirty Condition (1) · Consumer Complaint (1).
Filed construction activity
No permitted work with a declared cost filed in the last decade. 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 (1931)
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)
28 GRAHAM AVE LLC.
Head officer
ELLIOT SABBAGH
Managing agent
BROWNSTONE PROFESSIONAL SERVICES CORP
Last registered
2026-04-15
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
$2,632,000
$1,184,400
2026
$2,770,000
$1,246,500
2027
$2,805,000
$1,262,250
The city's market estimate has risen
7% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 of 6 — zone 1 evacuates first.
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
Flushing Av — J M · 350 ft straight-line (about a 2-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Graham Av / Cook St — B43 · 150 ft
Citi Bike
Broadway & Whipple St · 500 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.
13 311 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.
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
2025-11-18
HPD 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
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
2025-11-18HPD 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
2025-07-03311: Consumer Complaint — Other Store (Non-Food)
2025-06-08311: Noise - Vehicle — Car/Truck Music
2025-05-15311: Graffiti — Graffiti
2025-04-04311: Dirty Condition — Trash
2024
2024-12-04Bedbug filing: 0 infested units
2024-06-14311: Graffiti — Graffiti
2023
2023-12-27311: Graffiti — Graffiti
2023-12-04Bedbug filing: 0 infested units
2023-01-13Bedbug filing: 0 infested units
2023-01-10Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-01-10311: HEAT/HOT WATER — APARTMENT ONLY
2023-01-08HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM AT CEILING IN THE BATHROOM LOCATED AT APT 3F, 3rd S
2023-01-08HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130 DEGREES AT ALL HOT WATE
2023-01-08HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT
2023-01-06Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-01-06311: HEAT/HOT WATER — ENTIRE BUILDING
2022
2022-11-04HPD 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
2022-06-13311: Graffiti — Graffiti
2022-05-31311: Illegal Dumping — Removal Request
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
2021
2021-12-23311: Consumer Complaint — Electronics Store
2021-12-20Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-12-20311: HEAT/HOT WATER — APARTMENT ONLY
2021-12-16Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-10-27311: Residential Disposal Complaint — Storage Area Not Provided
2021-10-22ECB CLASS - 2 violation: FAILURE TO COMPLY WITH THE COMMISSIONER'S ORDER CONTAINED IN SUMMONS/VIOLATION#3558150X ISSUED ON 9/10/2021 AND TO FILE A CERTIFIC$625
2021-10-22ECB CLASS - 2 violation: FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER.AT THE TIME OF INSPECTION OBSERVED DECORATIVE MOLDING AT ROOF LEVEL IN STATE$625
2021-09-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-09-13DOB violation IMEGNCY: INSTALL APPROXIMATELY 60 LINEAR FEET OF SIDEWALK SHED ALONG EXPOSURE#1 TO SAFEGUARD THE PUBLIC AND PROPERTY
2021-09-10DOB complaint, category ?
2021-09-10ECB CLASS - 1 violation: FAILURE TO MAINTAIN EXTERIOR BLDG WALL OR APPURTENANCES.@EXP1 WALL OLDRUSTED COUNTERWEIGHT PARTIALLY FELL TO METAL SEAT&RUSTED SEC$12,500
2019-06-23311: Building/Use — No Certificate Of Occupancy/Illegal/Contrary To CO
2019-06-23DOB complaint, category ?
2019-06-19HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE STORAGE AREAS AT COMPA
2010-07-26CTOR — from CITY OF NEW YORK to CITY OF NEW YORK
2010-07-17311: General Construction/Plumbing — Site Conditions Endangering Workers
2010-07-17DOB complaint, category ?
2010-05-19Permit PL — ISSUED
2010-05-10Permit AL — ISSUED
2010-03-30CERT — from FIDELITY NATIONAL TITLE INSURANCE COMPAN
2010-03-30ZONE — from 28 GRAHAM AVENUE LLC
2010-01-08Job filed: CONVERT 3RD AND 4TH FLOOR TO 2 FAMILY DWELLING UNITS IN EACH FLOOR, INCLUDING SPRINKLER, PLUMBING & PARTITION WORK. NEW C.O. TO BE REQUESTED.$210,156
2009
2009-12-31DOB violation LBLVIO:
2009-11-18Permit EW — ISSUED
2009-11-18Permit EW — ISSUED
2009-09-08Job filed: TO LEGALIZE EXISTING ROOFTOP CONDENSER. TO INSTALL NEW DUNNAGE FOR SAME AND TO INSTALL ROOFTOP GOOSENECK FRESH AIR INTAKE. NO CHANGE IN USE,OCCUPANCY $15,000
2009-01-01DOB violation LL6291:
2008
2008-01-03DOB violation LL6291:
2002
2002-07-08DOB complaint, category ?
2002-03-26DOB violation LL6291:
2001
2001-02-27DOB violation LL6291:
2000
2000-02-07DOB violation LL6291:
1999
1999-03-16DOB violation LL6291:
1998
1998-11-25Deed — from EES REALTY COMPANY to 28 GRAHAM AVENUE LLC
1997
1997-09-16DOB violation LL6291:
1997-03-19DOB complaint, category ?
1997-02-10DOB violation LL6291:
1993
1993-04-02MAPS — from NYC DEPT ENVIRON/PROTECT
1993-02-19MAPS — from NYC DEPT ENVIRON PROTECT
1989
1989-09-12Mortgage satisfied — from 28 GRAHAM AVE RLTY CORP to GOTBETTER, DORIS; GOTBETTER, NETTIE; GOTBETTER, LOUIS; GOTBETTER, BEN
1986
1986-10-21VAC — from CITY OF NEW YORK to VACATE ORDER
1986-05-28Deed — from COMMISSIONER OF FINANCE; COMMISSIONER OF FINANCE to CITY OF NEW YORK; CITY OF NEW YORK
1986-05-28Deed — from COMMISSIONER OF FINANCE; COMMISSIONER OF FINANCE to CITY OF NEW YORK; CITY OF NEW YORK
1977
1977-08-22Deed — from GOTBETTER DORIS; GOTBETTER NETTIE; GOTBETTER LOUIS; GOTBETTER BEN to 28 GRAHAM AVE RLTY CORP
1977-08-22Mortgage — from 28 GRAHAM AVE RLTY CORP to GOTBETTER BEN; GOTBETTER NETTIE; GOTBETTER DORIS; GOTBETTER LOUIS
1977-08-22Deed — from 28 GRAHAM AVE RLTY CORP to EES REALTY CO