The city's published records show little recorded distress here in the last three years. Less recorded distress than 63% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty
points per 10 units; this building carries 9. In ZIP 11209, 84% of residential buildings hold an A and
3% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
11 total — 2 class C (immediately hazardous), 6 class B, 3 class A. Oldest open since 2018-11-05.
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
7 service requests in the last three years. Most common: Missed Collection (3) · Illegal Dumping (2) · Residential Disposal Complaint (1) · Illegal Parking (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)
Yes
Six or more residential units (10)
No
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. 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)
FLORENCE BESHARA
Head officer
# #
Managing agent
NARROWS MANAGEMENT
Last registered
2025-08-13
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
$903,000
$406,350
2026
$1,038,000
$467,100
2027
$1,138,000
$512,100
The city's market estimate has risen
26% between tax years 2025 and 2027.
Building systems
Heating fuel
NO2FUEL
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
77 St — R · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 3 Av / 80 St — B37 · 200 ft
Citi Bike
3 Ave & 81 St · 250 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.
7 311 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.
Most recent mortgage recorded against this lot: $300,000 on
2017-04-06 (lender: Empire State 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
2017-04-06
AL&R $3,000,000 — from BESHARA, FLORENCE; BESHARA MOONEY, ELISE; BESHARA-GOODMAN, RENEE to EMPIRE STATE BANK
$3,000,000
2017-04-06
Mortgage $300,000 — from BESHARA, FLORENCE; BESHARA MOONEY, ELISE; BESHARA-GOODMAN, RENEE to EMPIRE STATE BANK
$300,000
2017-04-06
Mortgage $300,000 — from BESHARA, FLORENCE; BESHARA MOONEY, ELISE; BESHARA-GOODMAN, RENEE to EMPIRE STATE BANK
$300,000
2017-04-06
AL&R $3,000,000 — from BESHARA, FLORENCE; BESHARA MOONEY, ELISE; BESHARA-GOODMAN, RENEE to EMPIRE STATE BANK
$3,000,000
2001-08-21
Mortgage $87,119 — from BESHARA, FLORENCE to YONKERS SAVINGS ANDLOAN ASSOCIATION FA
$87,119
1996-10-04
Mortgage $46,831 — from BESHARA, FLORENCE to HOME FEDERAL SAVINGSBANK
$46,831
1991-08-16
Mortgage $100,000 — from BESHARA, FLORENCE; KHOURY, NELLIE/TRUSTFOR to HAMILTON FED S&L ASSN
$100,000
1988-10-21
Mortgage $75,000 — from KHOURY, NELLIE to MERHIGE, RICHARD; MALHAME, JOHN
$75,000
Ten-year activity
50250
2017
41
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
9
12
0
21
2018
0
39
0
2
41
2019
1
13
0
2
16
2020
0
4
0
2
6
2021
2
5
2
2
11
2022
0
14
0
2
16
2023
0
15
0
4
19
2024
0
7
0
3
10
2025
0
8
0
2
10
2026
0
1
0
0
1
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2025-06-12HPD 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
2025-06-05HPD 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
2024-11-26HPD 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
2024-11-26HPD 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
2024-04-13311: Illegal Dumping — Removal Request
2024-04-05Bedbug filing: 0 infested units
2024-04-03HPD 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
2024-03-28Boiler inspection
2024-03-28Boiler inspection
2024-01-10Bedbug filing: 0 infested units
2023
2023-11-03311: Residential Disposal Complaint — Refrigerator or Freezer Door Attached
2023-03-17HPD 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
2023-02-23Boiler inspection — defects found
2023-02-23Boiler inspection — defects found
2022
2022-12-14Bedbug filing: 0 infested units
2022-12-14Bedbug filing: 0 infested units
2022-11-07HPD 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
2022-11-07HPD 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
2022-03-08HPD 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
2022-02-18HPD 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
2022-01-03Boiler inspection
2022-01-03Boiler inspection
2021
2021-12-20FDNY inspection (COM_OCPCY)
2021-12-20FDNY inspection (RISK)
2021-06-23Deed — from FLORENCE AKHTAR; BESHARA, RENEE; FLORENCE BESHARA; BESHARA, ELISE to BESHARA-MOONEY, TRUSTEE, ELISE; FLORENCE BESHARA IRREVOCABLE TRUST
2021-06-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-11Deed transfer (nominal price)
2021-06-09311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-28Boiler inspection
2021-05-28Boiler inspection
2021-05-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-02-23Bedbug filing: 0 infested units
2021-02-23Bedbug filing: 0 infested units
2020
2020-12-26311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-09-25311: Street Sign - Dangling — Street Cleaning - ASP
2020-08-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-05Boiler inspection
2020-06-05Boiler inspection
2020-04-16311: Dead/Dying Tree — Planted Less Than 2 Years Ago
2019
2019-10-18City emergency repair (OMO): arrange and make self-closing the doors .. in the entrance located at apt 3r, 3rd story, apartment at south installation$50
2019-09-16HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF A BICYCLE AT PUBLIC HALL, 2nd STORY
2019-09-16HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF A BICYCLE AT PUBLIC HALL, 3rd STORY
2019-09-16HPD class C: § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 3R, 3rd STORY, APARTMENT AT SOUTH
2019-09-16HPD class B: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF WOOD PANELS INSTALLED AT THE WALLS OF THE VESTIBULE AT PUBLIC HALL, 1st ST
2019-09-16HPD class A: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE NORTH WALL AT PUBLIC HALL, 1st STORY
2019-09-16HPD class B: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF GARBAGE CANS BEING STORED AT PUBLIC HALL, 1st STORY
2019-09-16HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT PUBLIC HALL, 1st STORY
2019-09-09HPD class B: § 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE GLASS PANE AT BUILDING ENTRANCE DOOR AT PUBLIC HALL, 1st STORY
2019-05-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-05-10311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-11-05HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND ALL WALLS IN THE KITCHEN LO
2018-11-05HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT EAST WALL AT PUBLIC HALL, 1st STORY
2018-11-05HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2018-11-05HPD class B: § 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE WASHBASIN CABINET IN THE BATHROOM LOCATED AT APT 3R, 3rd STORY, 1st APARTMENT FR
2018-11-05HPD class B: § 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN WATER CLOSET WASTE LINE IN THE BATHROOM LOCATED AT APT 3R, 3rd STORY, 1
2018-11-05HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT ALL WALLS AND CEILING IN THE 2nd ROOM F
2018-11-05HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2018-11-05HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2018-11-05HPD class B: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT SOUTH (10 SQFT) AND WEST(8 SQFT) WALL IN THE 2nd
2018-11-05HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT ALL WALLS IN THE 1st ROOM FROM NORTH LO
2018-11-05HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2018-11-05HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2018-11-05HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND ALL WALLS IN THE BATHROOM L
2012-03-15Deed — from AKHTAR, FLORENCE; BESHARA, FLORENCE to MOONEY, ELISE BESHARA; BESHARA, RENEE
2011
2011-02-14311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2011-02-07311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2010
2010-11-23311: Broken Parking Meter — Out of Order
2008
2008-12-08Tenant complaint: NONCONST — VERMIN
2008-12-08Tenant complaint: NONCONST — VERMIN
2006
2006-01-06DOB violation LL6291:
2005
2005-05-21Tenant complaint: ELECTRIC — LIGHTING
2003
2003-06-04Mortgage assigned — from ATLANTIC BANK OF NEW YORK to THE WARWICK SAVINGS BANK
2001
2001-08-21Mortgage assigned — from NORTH FORK BANK to YONKERS SAVINGS & LOAN ASSOCIATION
2001-08-21Mortgage $87,119 — from BESHARA, FLORENCE to YONKERS SAVINGS ANDLOAN ASSOCIATION FA$87,119
2001-08-21Agreement — from BESHARA, FLORENCE to YONKERS SAVINGS ANDLOAN ASSOCIATION
2001-08-21Mortgage assigned — from BESHARA, FLORENCE to YONKERS SAVINGS ANDLOAN ASSOCIATION FA
2001-08-21SAGE — from NORTH FORK BANK
2001-08-21Mortgage satisfied — from KHOURY, NELLIE; KHOURY, FLORENCE; BESHARA, FLORENCE to MALHAME, JOHN; MERHIGE, RICHARD
2001-04-19Permit EW — ISSUED
2001-04-19Permit EW — ISSUED
2001-03-28Job filed: REPLACE BOILER AND OIL BURNER NO CHANGE IN EGRESS, OCCUPANCY OR USE UNDER THIS APPLICATION LOCAL LAW 17/95 DOES NOT APPLY TO THIS APPLICATION.
2001-03-28Job filed: REPLACE BOILER AND OIL BURNER NO CHANGE IN EGRESS, OCCUPANCY OR USE UNDER THIS APPLICATION LOCAL LAW 17/95 DOES NOT APPLY TO THIS APPLICATION.
2000
2000-02-07DOB violation LL6291:
1996
1996-10-04Mortgage assigned — from BESHARA, FLORENCE to HOME FEDERAL SAVINGSBANK
1996-10-04Mortgage $46,831 — from BESHARA, FLORENCE to HOME FEDERAL SAVINGSBANK$46,831
1996-10-04Agreement — from MALHAME, JOHN; MERHIGE, RICHARD to HOME FEDERAL SAVINGSBANK
1996-10-04Agreement — from BESHARA, FLORENCE to HOME FEDERAL SAVINGSBANK
1996-04-12Deed — from BESHARA, FLORENCE/TRUSTEE; NELLIE KHOURY TRUST; BESHARA, FLORENCE to BESHARA, FLORENCE
1991
1991-08-16Mortgage $100,000 — from BESHARA, FLORENCE; KHOURY, NELLIE/TRUSTFOR to HAMILTON FED S&L ASSN$100,000
1991-08-16Agreement — from MALHAME, JOHN; MERHIGE, RICHARD to HAMILTON FED S&L ASSN
1990
1990-01-31Deed — from KHOURY, NELLIE to KHOURY, NELLIE/TRUS; BESHARA, FLORENCE/TRUS
1988
1988-10-21Mortgage $75,000 — from KHOURY, NELLIE to MERHIGE, RICHARD; MALHAME, JOHN$75,000
1988-08-10Deed — from KHOURY, BASIL; KHOURY, NELLIE to BESHARA, FLORENCE/TR; BESHARA, FLORENCE