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 8. In ZIP 11228, 85% of residential buildings hold an A and
2% 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
6 service requests in the last three years. Most common: Blocked Driveway (4) · Illegal Parking (2).
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
No
Built before 1974
No
Six or more residential units (5)
Yes
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. 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)
LORETTA CONDOMINIUM
Head officer
ANGELA INGRAVALLO
Managing agent
COE Property Management Services
Last registered
2025-09-22
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
$1,062,863
$63,772
2026
$1,053,045
$63,182
2027
$1,360,915
$81,655
The city's market estimate has risen
28% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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
71 St — D · 750 ft straight-line (about a 4-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Bay Ridge Pkwy / 15 Av — B4 · 450 ft
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.
6 311 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.
2024-04-16HPD 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
2024-04-07311: Blocked Driveway — Partial Access
2024-04-07311: Blocked Driveway — Partial Access
2024-03-16311: Blocked Driveway — No Access
2023
2023-11-22HPD 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
2023-04-05311: Blocked Driveway — Partial Access
2023-03-30HPD 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
2023-01-10311: Blocked Driveway — Partial Access
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
2022-04-20Bedbug filing: 0 infested units
2022-03-11311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2022-03-08HPD 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
2021-10-26311: Residential Disposal Complaint — Waste Left in Front of Other Residence
2021-10-01Agreement $455,000 — from PHUNG, PETER J; HUNG, SHUK YEE to WELLS FARGO BANK, N.A.$455,000
2021-06-18311: Noise - Residential — Loud Talking
2021-05-14Mortgage $8,013 — from PHUNG, PETER J; YEE HUNG, SHUK to WELLS FARGO BANK, N.A.$8,013
2021-04-19HPD 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
2021-04-19HPD 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
2021-02-25Mortgage satisfied — from MANKOWSKI, ROMAN; MANKOWSKI, AGNIESZKA to WELLS FARGO BANK, N.A.
2021-02-03PAT — from ZHU, KAREN; ZHU, FIONA to BOARD OF MANAGERS OF LORETTA CONDOMINIUM
2021-02-03Mortgage $450,000 — from ZHU, FIONA; ZHU, KAREN to JPMORGAN CHASE BANK, N.A.$450,000
2021-02-03Deed $650,000 — from MANKOWSKI, ROMAN; MANKOWSKI, AGNIESZKA to ZHU, KAREN; ZHU, FIONA$650,000
2021-01-20Sold for $650,000$650,000
2020
2020-06-22Agreement $449,447 — from MANKOWSKI, AGNIESZKA; MANKOWSKI, ROMAN to WELLS FARGO BANK, N.A.$449,447
2020-06-22Mortgage $9,765 — from MANKOWSKI, ROMAN; MANKOWSKI, AGNIESZKA to WELLS FARGO BANK, N.A.$9,765
2020-06-15311: Blocked Driveway — No Access
2020-03-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019
2019-11-04HPD 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
2019-03-02311: Noise — Noise: Construction Before/After Hours (NM1)
2019-03-02311: General Construction/Plumbing — Building Permit - None
2019-02-26SMIS — from BOARD OF MANAGERS OF THE LORETTA CONDOMI
2019-02-26SMIS — from BOARD OF MANAGERS OF THE LORETTA CONDOMI
2019-02-26SMIS — from BOARD OF MANAGERS OF THE LORETTA CONDOMI
2019-02-26SMIS — from BOARD OF MANAGERS OF THE LORETTA CONDOMI
2019-02-26SMIS — from BOARD OF MANAGERS OF THE LORETTA CONDOMI
2019-02-25Mortgage satisfied — from AGOSTA, ANNA M; AGOSTA, CARL; BOCCONI, ANNA M to WELLS FARGO BANK, N.A.
2019-02-12PAT — from AGOSTA, CARL to BOCCONI, ANNA M
2019-02-12PAT — from AGOSTA, ANNA M to BOCCONI, ANNA M
2019-02-12Deed $580,000 — from BOCCONI, ANNA M; AGOSTA, ANNA M; AGOSTA, CARL to HUNG, SHUK YEE; PHUNG, PETER J$580,000
2019-02-12Mortgage $464,000 — from PHUNG, PETER J; HUNG, SHUK YEE to WELLS FARGO BANK, N.A.$464,000
2019-02-10311: Blocked Driveway — No Access
2019-01-30Sold for $580,000$580,000
2019-01-29Bedbug filing: 0 infested units
2018
2018-10-24Agreement $450,000 — from MANKOWSKI, AGNIESZKA; MANKOWSKI, ROMAN to WELLS FARGO BANK,NA$450,000
2018-10-24Mortgage $185,010 — from MANKOWSKI, ROMAN; MANKOWSKI, AGNIESZKA to WELLS FARGO BANK,NA$185,010
2018-04-18FDNY inspection (RISK)
2017
2017-12-24311: Illegal Parking — Blocked Hydrant
2017-05-16311: Illegal Parking — Blocked Hydrant
2017-05-13311: Illegal Parking — Blocked Hydrant
2017-04-19311: Illegal Parking — Blocked Hydrant
2017-02-21311: Illegal Parking — Blocked Hydrant
2017-02-13311: Illegal Parking — Blocked Hydrant
2017-01-27311: Illegal Parking — Blocked Hydrant
2016
2016-12-17311: Illegal Parking — Blocked Hydrant
2016-10-04311: Illegal Parking — Blocked Hydrant
2016-09-20311: Illegal Parking — Blocked Hydrant
2016-06-14311: Illegal Parking — Blocked Hydrant
2016-04-06Deed — from CHEN, RU HUAN to RU HUAN CHEN TRUST; CHEN, RU HUAN
2016-02-01Deed transfer (nominal price)
2015
2015-10-19HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-03-03HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER