The city's published records show little recorded distress here in the last three years. Less recorded distress than 57% 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 12. In ZIP 11101, 70% of residential buildings hold an A and
5% 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
5 total — 2 class C (immediately hazardous), 1 class B, 2 class A. Oldest open since 2025-11-21.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years (winter 2025–26: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
18 service requests in the last three years. Most common: Noise (4) · Lead (4) · FLOORING/STAIRS (2) · HEAT/HOT WATER (2) · Rodent (1) · UNSANITARY CONDITION (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 (1926)
Yes
Six or more residential units (24)
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)
DRAKE HOLDING NY LLC
Head officer
TRACEY FRANKLIN
Managing agent
THE ALPERT GROUP LLC
Last registered
2024-09-21
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
$2,897,000
$1,303,650
2026
$3,229,000
$1,453,050
2027
$3,433,000
$1,544,850
The city's market estimate has risen
19% between tax years 2025 and 2027.
Building systems
Heating fuel
NO2FUEL
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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
Court Sq — 7 E F G · 150 ft straight-line (about a 1-minute walk) · station accessibility: partial (Manhattan-bound only)
Bus
Nearest boarding stop: 21 St / 44 Dr — B62 · 150 ft
Citi Bike
45 Ave & 21 St · 150 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.
18 311 service requests from this address in the last three years — 2 of them about heat or hot water.
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: $3,000,000 on
2026-07-27 (lender: U.S. Bank National Association). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-07-27
Deed $4,620,000 — from DRAKE HOLDING NY LLC to VAN ALST COURT APTS LLC
$4,620,000
2026-07-27
Mortgage $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION
$3,000,000
2026-07-27
AL&R $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION
$3,000,000
2026-07-21
Sold for $4,620,000
$4,620,000
$192,500
2017-06-07
AL&R $2,200,000 — from DRAKE HOLDING NY LLC to TD BANK, N.A.
$2,200,000
2017-06-07
Agreement $2,200,000 — from DRAKE HOLDING NY LLC to TD BANK, N.A.
$2,200,000
2017-06-07
Mortgage $110,232 — from DRAKE HOLDING NY LLC to TD BANK, N.A.
$110,232
2013-09-18
AL&R $2,300,000 — from DRAKE HOLDING NY LLC to STERLING REAL ESTATE HOLDING COMPANY, IN
$2,300,000
2013-09-18
Agreement $2,300,000 — from DRAKE HOLDING NY LLC to STERLING REAL ESTATE HOLDING COMPANY, IN
$2,300,000
2013-09-18
Mortgage $90,656 — from DRAKE HOLDING NY LLC to STERLING REAL ESTATE HOLDING COMPANY, IN
$90,656
2011-04-12
Agreement $2,300,000 — from DRAKE HOLDING NY LLC to NEW YORK COMMUNITY BANK
$2,300,000
2009-02-06
ASPM $2,529,241 — from VAN ALST COURT ASSOCIATES LLC; DRAKE HOLDING NY LLC to NEW YORK COMMUNITY BANK
$2,529,241
2009-02-06
AL&R $2,529,241 — from DRAKE HOLDING NY LLC to NEW YORK COMMUNITY BANK
$2,529,241
2009-02-06
Agreement $2,529,241 — from NEW YORK COMMUNITY BANK to DRAKE HOLDING NY LLC
$2,529,241
2009-01-23
Deed $5,250,000 — from VAN ALST COURT ASSOCIATES, LLC to DRAKE HOLDING NY LLC
$5,250,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
2025
23
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
3
7
0
10
2018
0
0
0
1
1
2019
0
7
0
1
8
2020
0
3
0
1
4
2021
1
2
0
1
4
2022
0
11
0
1
12
2023
0
3
0
2
5
2024
0
7
0
1
8
2025
0
8
0
2
10
2026
0
17
6
0
23
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
City emergency repair (OMO): replace hinge at 1st sty north yard door at 1st sty public hall door leading to north yard..replace defective hinges wit
2026-09-25
Mortgage satisfied — from SARACENO, SALVATORE to JACK AND ROZA KENT, TRUSTEES FOR JACK AN; TD BANK N.A.
2026-09-02
TL&R — from DRAKE HOLDING NY LLC to TD BANK, N.A.
2026-08-19
HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-19
HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT PUBLIC HALL, 1st STORY
2026-08-19
HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-07-28
311: Homeless Person Assistance — Non-Chronic
2026-07-27
Deed $4,620,000 — from DRAKE HOLDING NY LLC to VAN ALST COURT APTS LLC
2026-07-27
Mortgage $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION
2026-07-27
AL&R $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION
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
2026-04-22
311: FLOORING/STAIRS — FLOOR
2026-04-22
Tenant complaint: FLOORING/STAIRS — FLOOR
2026-04-19
311: Non-Emergency Police Matter — Other (complaint details)
2026-03-27
311: HEAT/HOT WATER — ENTIRE BUILDING
2026-03-27
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-03-26
311: HEAT/HOT WATER — ENTIRE BUILDING
2026-03-26
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-03-16
311: FLOORING/STAIRS — FLOOR
2026-03-16
Tenant complaint: FLOORING/STAIRS — FLOOR
2025-11-21
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
2025-11-13
311: UNSANITARY CONDITION — PESTS
2025-11-13
Tenant complaint: UNSANITARY CONDITION — PESTS
The full timeline
2026
2026-09-30City emergency repair (OMO): replace hinge at 1st sty north yard door at 1st sty public hall door leading to north yard..replace defective hinges wit$289
2026-09-25Mortgage satisfied — from SARACENO, SALVATORE to JACK AND ROZA KENT, TRUSTEES FOR JACK AN; TD BANK N.A.
2026-09-02TL&R — from DRAKE HOLDING NY LLC to TD BANK, N.A.
2026-08-19HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-19HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT PUBLIC HALL, 1st STORY
2026-08-19HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-07-28311: Homeless Person Assistance — Non-Chronic
2026-07-27Deed $4,620,000 — from DRAKE HOLDING NY LLC to VAN ALST COURT APTS LLC$4,620,000
2026-07-27Mortgage $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION$3,000,000
2026-07-27AL&R $3,000,000 — from VAN ALST COURT APTS LLC to U.S. BANK NATIONAL ASSOCIATION$3,000,000
2026-05-06HPD 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
2025-11-21HPD 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
2025-09-02311: Lead — Lead Kit Request (Residential) (L10)
2025-08-27Boiler inspection
2025-07-30Bedbug filing: 0 infested units
2025-06-11HPD 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
2025-04-23Rodent inspection: Passed
2025-04-14311: Rodent — Rat Sighting
2025-03-12311: Lead — Lead Kit Request (Residential) (L10)
2024-11-19311: Lead — Lead Kit Request (Residential) (L10)
2024-11-19311: Lead — Lead Kit Request (Residential) (L10)
2024-09-11Boiler inspection
2024-04-12HPD 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
2024-03-18311: Noise - Residential — Loud Television
2023-04-28311: Noise — Noise: Construction Equipment (NC1)
2023-03-27HPD 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
2023-01-27311: Illegal Posting — Poster or Sign
2022
2022-12-15311: Noise - Vehicle — Car/Truck Horn
2022-11-15HPD 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
2022-09-02311: Lead — Lead Kit Request (Residential) (L10)
2022-07-21Boiler inspection
2022-07-09311: Homeless Person Assistance
2022-06-12311: Dirty Condition — Trash
2022-04-16311: Homeless Person Assistance
2022-03-08311: Noise — Noise: Construction Before/After Hours (NM1)
2022-03-02HPD 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
2022-03-02HPD 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
2022-01-13311: Noise - Vehicle — Engine Idling
2022-01-12311: Noise - Vehicle — Car/Truck Music
2021
2021-12-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-08-30DOB complaint, category ?
2021-04-14HPD 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
2009-02-06ASPM $2,529,241 — from VAN ALST COURT ASSOCIATES LLC; DRAKE HOLDING NY LLC to NEW YORK COMMUNITY BANK$2,529,241
2009-02-06AL&R $2,529,241 — from DRAKE HOLDING NY LLC to NEW YORK COMMUNITY BANK$2,529,241
2009-02-06Agreement $2,529,241 — from NEW YORK COMMUNITY BANK to DRAKE HOLDING NY LLC$2,529,241
2009-02-06TL&R — from NEW YORK COMMUNITY BANK
2009-01-23Deed $5,250,000 — from VAN ALST COURT ASSOCIATES, LLC to DRAKE HOLDING NY LLC$5,250,000
2008
2008-03-07DOB complaint, category ?
2008-03-06ECB Non-Hazardous violation: JOB#402523809/A2/07-22-07/NOV CONFORM WORK NOTED; 1 STUDY ROOM ENTRY DOOR AND CLOSET NOT AS PER PLAN 2 CARBON MONOXIDE AND SMOKE D$130
2008-01-22DOB complaint, category ?
2008-01-18DOB violation C:
2008-01-18ECB Non-Hazardous violation: ALTERED BLDG OCCUPIED W/O VALID COFO NOTED: JOB # 400838885 AL IS INSPECTED & SIGNED OFF ON 5.12.99 COFO WAS NOT ISSUED FOR CELLAR$350
2007
2007-02-05Permit PL — ISSUED
2007-02-01Permit EW — ISSUED
2007-01-12Job filed: RENOVATION WORK: REMOVE AND RELOCATE THEKITCHEN FIXTURE AND REMOVAL OF M INOR NON-LOAD BEARING PARTITION WALL ATAPARTMENT #D3 IN FOURTH FLOOR. NO CHAN$20,000
2006
2006-02-02AL&R $1,060,000 — from NEW YORK COMMUNITY BANK to VAN ALST COURT ASSOCIATES, LLC$1,060,000
2006-02-02Mortgage $1,060,000 — from VAN ALST COURT ASSOCIATES, LLC to NEW YORK COMMUNITY BANK$1,060,000
2003
2003-06-13Mortgage $248,000 — from VAN ALST COURT ASSOCIATES, LLC to NEW YORK COMMUNITY BANK$248,000
2003-06-13Agreement — from NEW YORK COMMUNITY BANK to VAN ALST COURT ASSOCIATES, LLC
2003-06-06DOB complaint, category ?
2001
2001-06-18Mortgage assigned — from QUEENS REALTY TRUSTINC to NEW YORK COMMUNITY BANK
2001-06-18Mortgage $464,641 — from VAN ALST COURT ASSOCLLC to NEW YORK COMMUNITY BANK$464,641
2001-06-18Agreement — from NEW YORK COMMUNITY BANK to VAN ALST COURT ASSOCLLC
1999
1999-10-07Mortgage $323,485 — from VAN ALST COURT ASSOCIATES LLC to QUEENS REALTY TRUSTINC$323,485
1999-10-07Mortgage assigned — from QUEENS COUNTY SAVINGS BANK to QUEENS REALTY TRUSTINC
1999-10-07Agreement — from QUEENS REALTY TRUSTINC to VAN ALST COURT ASSOCIATES LLC
1998
1998-08-27Permit PL — ISSUED
1998-06-24Permit AL — ISSUED
1997
1997-02-28Mortgage assigned — from KENT, JACK (TRUSTEE); KENT, ROZA (TRUSTEE) to QUEENS COUNTY SAVINGS BANK
1997-02-28Agreement — from QUEENS COUNTY SAVINGS BANK to VAN ALST COURT ASSOCIATES LLC
1997-02-28Mortgage $312,096 — from VAN ALST COURT ASSOCIATES LLC to QUEENS COUNTY SAVINGS BANK$312,096
1997-02-28Deed — from SARACENO, SALVATORE(EX/OF) to VAN ALST COURT ASSOCIATES LLC
1995
1995-08-29DOB violation LL6291:
1995-04-19RTXL — from SARACENO, SALVATORE
1993
1993-06-28DOB violation LL6291:
1989
1989-03-08Air permit (WORK PERMIT), fuel: NO2FUEL
1987
1987-02-13Mortgage satisfied — from WINSTON NETWORK INC. to METROMEDIA, INC.
1987-01-28Mortgage $600,000 — from SARACENO, SALVATORE to KENT, JACK(TR); JACK/ROZA KENT LIVING TR; KENT, ROZA(TR)$600,000
1987-01-28Deed — from KENT, ROZA; KENT, JACK to SARACENO, SALVATORE
1986
1986-03-27Agreement — from KENT, ROZA; KENT, JACK to KENT, ROZA(TRU); KENT,JACK(TRU)
1982
1982-10-29CNTR — from METROMEDIA, INC to WINSTON NETWORK ,INC
1982-10-29Mortgage $4,200,000 — from WINSTON NETWORK, INC. to METROMEDIA, INC.$4,200,000
1966
1966-09-02Mortgage assigned — from BERNEY SALLY to MILTON KUSNETZ; GERALDINE KUSNETZ
1966-08-04Mortgage — from KENT ROZA; KENT JACK to SALLY BERNEY
1966-08-04Mortgage — from KENT JACK to LONG ISLAND CITY SAVS & LOAN ASSN
1966-08-04Deed — from BERNEY SALLY to ROZA KENT; JACK KENT