A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. In ZIP 11226, 60% 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
51 service requests in the last three years. Most common: Noise (51).
Filed construction activity
$195,625 in permitted construction work filed since
2016 (5 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 (1910)
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)
1046 FLATBUSH REALTY CORP
Head officer
PINHAS ABAKASISS
Managing agent
ABRAHAM AVIKASIS
Last registered
2025-12-23
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
$1,552,000
$93,120
2026
$1,819,000
$109,140
2027
$1,850,000
$111,000
The city's market estimate has risen
19% between tax years 2025 and 2027.
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
Beverley Rd — Q · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none Church Av — B Q · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Flatbush Av / Beverly Rd — B41 · 400 ft
Citi Bike
Beverley Rd & Flatbush Ave · 200 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.
51 311 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: $1,000,000 on
2016-09-07 (lender: Ridgewood Savings 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
2016-09-07
AL&R $1,000,000 — from 1046 FLATBUSH AVE. REALTY CORP. to RIDGEWOOD SAVINGS BANK
$1,000,000
2016-09-07
Mortgage $1,000,000 — from 1046 FLATBUSH AVE. REALTY CORP. to RIDGEWOOD SAVINGS BANK
$1,000,000
2004-07-21
Agreement $322,000 — from 1046 FLATBUSH AVE. REALTY CORP. to GREENPOINT MORTGAGE FUNDING, INC.
$322,000
2004-07-21
AL&R $322,000 — from GREENPOINT MORTGAGE FUNDING, INC. to 1046 FLATBUSH AVE. REALTY CORP.
$322,000
2004-07-21
Mortgage $166,301 — from 1046 FLATBUSH AVE. REALTY CORP. to GREENPOINT MORTGAGE FUNDING, INC.
$166,301
2000-11-03
Mortgage $200,000 — from AVIKASIS, ABRAHAM; ABOKSIS, DAVID; ABAKASISS, PINHAS to GREENPOINT MORTGAGEFUNDING INC
$200,000
1987-01-05
Mortgage $100,000 — from 1046 REALTY INC to VISHNICK, CAPELL; CAPELL, PHILIP; ODIERNO PENSION PLAN
$100,000
Ten-year activity
2001000
2017
2018
2019
2020
2021
2022
146
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Health & systems
Total
2017
0
6
23
0
29
2018
8
0
4
0
12
2019
0
0
3
0
3
2020
0
0
0
0
0
2021
0
0
1
0
1
2022
0
0
30
0
30
2023
0
0
146
0
146
2024
0
0
23
1
24
2025
0
0
18
1
19
2026
0
0
1
1
2
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Restaurant inspection: LOS TRES CHIFLADOS HOMEMADE MEXICAN RESTAURANT
2026-05-05
Bedbug filing: 0 infested units
2025-11-24
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
The full timeline
2026
2026-09-18Restaurant inspection: LOS TRES CHIFLADOS HOMEMADE MEXICAN RESTAURANT
2026-05-05Bedbug filing: 0 infested units
2025
2025-11-24HPD 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
2019-11-07HPD 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
2018-07-16Job filed: EXIST. RESTAURANT RENOVATION WITH PLUMBING & PARTITION WORK ON 1ST FL, CEL & ROOF. REPLACED EXIST. HVAC, OBTAIN NEW EQUIPMENT USE PERMIT AND R$17,000
2018-07-16Job filed: EXIST. RESTAURANT RENOVATION WITH PLUMBING & PARTITION WORK ON 1ST FL, CEL & ROOF. REPLACED EXIST. HVAC, OBTAIN NEW EQUIPMENT USE PERMIT AND R$17,000
2018-07-16Job filed: EXIST. RESTAURANT RENOVATION WITH PLUMBING & PARTITION WORK ON 1ST FL, CEL & ROOF. REPLACED EXIST. HVAC, OBTAIN NEW EQUIPMENT USE PERMIT AND R$17,000
2017-03-13HPD class I: § 27-2142 ADM CODE APTS HAVE BEEN VACATED BY THIS DEPARTMENT AND CANNOT BE REOCCUPIED UNTIL SO ORDERED AFTER PROOF OF COMPLIANCE FOR APTS 3R
2017-03-01Tenant complaint: SAFETY — FIRE ESCAPE
2017-02-22311: Building/Use — Illegal Conversion Of Residential Building/Space
2017-02-22DOB complaint, category ?
2017-02-19ECB CLASS - 1 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY C OF O & DOB'S RECORDS. 3RD STY APT 3 ILLEGALLY CONVERTED INTO 4 B-ROOMS. FULL KITCHEN & BAT$2,400
2017-02-19HPD class B: § 27-2077 ADM CODE - DISCONTINUE THE ROOMING UNIT ... IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH
2017-02-19HPD class B: § 9, 170, 171, 300, 301, 302 M.D.LAW-FILE PLANS AND APPLICATION AND OBTAIN A CERTIFICATE OF OCCUPANCY TO LEGALIZE THE CONVERSION FROM A PRIV
2017-02-19HPD class B: § 27-2077 ADM CODE - DISCONTINUE THE ROOMING UNIT ... IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH
2017-02-19HPD class B: § 27-2077 ADM CODE - DISCONTINUE THE ROOMING UNIT ... IN THE 4th ROOM FROM EAST AT SOUTH LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH
2017-02-19HPD class B: § 27-2077 ADM CODE - DISCONTINUE THE ROOMING UNIT ... IN THE 1st ROOM FROM EAST AT CENTER LOCATED AT APT 3, 3rd STORY
2017-02-19HPD class B: § 27-2077 ADM CODE - DISCONTINUE THE ROOMING UNIT .. IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH
2017-02-19HPD class C: § 27-2005, 2007 HMC: REMOVE THE ILLEGAL DOUBLE CYLINDER KEY OPERATED LOCKING DEVICE AT DOOR KEY OPERATED LOCK ON DOOR LEADING TO ROOM WITH F
2017-02-19HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF EXTREMELY HOT WATER EXCEEDING 130 DEGREES AT APARTMENT KITCHEN AND BATHROOM FIXTURES
2017-02-19HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF KEY OPERATED LOCK AT DOOR TO ROOM WITH FIRE ESCAPE IN THE 3rd ROOM FROM EAST AT NORT
2017-02-19HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF LARGE DRESSER CLOSET OBSTRUCTING FIRE ESCAPE WINDOW, IN THE 3rd ROOM FROM EAST AT NO
2017-02-17Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2017-02-17311: HEAT/HOT WATER — APARTMENT ONLY
2017-02-10HPD 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
2017-02-09HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER EXCEEDS THE MAXIMUM TEMPERATURE OF 130 DEGREES, IN THE ENTIRE APA
2017-02-08Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2017-02-08311: HEAT/HOT WATER — APARTMENT ONLY
2017-01-25311: Food Poisoning — 3 or More
2016
2016-11-05311: Food Poisoning — 1 or 2
2016-09-07AL&R $1,000,000 — from 1046 FLATBUSH AVE. REALTY CORP. to RIDGEWOOD SAVINGS BANK$1,000,000
2016-09-07Mortgage $1,000,000 — from 1046 FLATBUSH AVE. REALTY CORP. to RIDGEWOOD SAVINGS BANK$1,000,000
2016-05-13311: Sustainability Enforcement — Sustainability Enforcement Work Order
2016-05-13DOB complaint, category ?
2016-05-10Job filed: INSTALL FIRE SUPPRESSION SYSTEM FOR EXISTING RESTAURANT, GAS EQUIPMENT IS FILING UNDER SEPARATE APPLICATION #340341927. NO CHANGE IN USE, EGRESS OR OC$3,500
2016-04-08311: Sustainability Enforcement — Sustainability Enforcement Work Order
2016-04-08DOB complaint, category ?
2016-01-26Permit PL — ISSUED
2016-01-08Permit EW — ISSUED
2016-01-08Permit EQ — ISSUED
2016-01-08Permit EW — ISSUED
2016-01-06Job filed: PROPOSED NEW RESTAURANT WITH PLUMBING & PARTITION WORK ON 1ST FL & CELLAR & ROOF. INSTALL A NEW HVAC, NEW HOOD, NEW KITCHEN EQUIPMENT, A N$141,125