A modest record — below the level that usually signals systemic problems. More recorded distress than 70% 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 44. In ZIP 11104, 73% of residential buildings hold an A and
4% 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
6 total — 3 class C (immediately hazardous), 3 class B, 0 class A. Oldest open since 1989-11-22.
status snapshot refreshed weekly from HPD records
Patterns
12 heat or hot-water complaints in the last three years (winter 2023–24: 10 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
10
’23–24
2
’24–25
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
9 service requests in the last three years. Most common: HEAT/HOT WATER (6) · DOOR/WINDOW (1) · Noise (1) · Illegal Parking (1).
Filed construction activity
$9,000 in permitted construction work filed since
2016 (1 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 (1928)
Yes
Six or more residential units (6)
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)
RFS SUNNYSIDE LLC
Head officer
JAMES DEMETRIOU
Managing agent
FIRST MANAGEMENT CORP
Last registered
2025-09-29
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
$1,117,000
$502,650
2026
$1,310,000
$589,500
2027
$1,447,000
$651,150
The city's market estimate has risen
30% 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
52 St — 7 · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 48 St / Skillman Av — Q104 · 250 ft
Citi Bike
48 St & Skillman Ave · 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.
9 311 service requests from this address in the last three years — 6 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: $150,000 on
2005-09-12 (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
2005-09-12
Mortgage $150,000 — from GUARACHI, EUSEBIO to RIDGEWOOD SAVINGS BANK
$150,000
1990-11-30
Mortgage $11,250 — from GIARACHI, EUSEBIO to NORSTAR BANK
$11,250
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
17
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
0
1
2018
0
0
3
0
1
4
2019
0
0
1
0
1
2
2020
0
0
7
1
1
9
2021
0
0
3
1
1
5
2022
0
0
8
1
2
11
2023
0
1
15
0
1
17
2024
2
0
7
0
1
10
2025
0
0
4
0
1
5
2026
0
0
2
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-12-13HPD 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
2024-12-13HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND NORTH WALL IN THE 3rd ROOM FRO
2024-12-13HPD class B: § 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE KITCHEN LOCATED AT APT 3L, 3rd STORY, 1st APARTMENT FROM WES
2024-12-13HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE KITCHEN LOCATED AT APT 3L,
2024-12-12311: HEAT/HOT WATER — ENTIRE BUILDING
2024-12-12Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-08Permit Sidewalk Shed — Signed-off
2024-11-07Job filed: INSTALLATION OF 300PSF SIDEWALK SHED AS PER PLANS. ALL EQUIPMENT SHALL COMPLY WITH CH #33 OF THE NYC CODE 2022. NO CHANGE IN USE, OCCUPANCY OR EGRESS $9,000
2024-02-05Bedbug filing: 0 infested units
2024-01-08Boiler inspection
2023
2023-12-18311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-18Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-11-24HPD 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
2023-11-01311: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-01311: HEAT/HOT WATER — APARTMENT ONLY
2023-11-01Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-01Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-10-31311: HEAT/HOT WATER — APARTMENT ONLY
2023-10-31Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-10-24311: HEAT/HOT WATER — ENTIRE BUILDING
2023-10-24Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-10-18311: HEAT/HOT WATER — APARTMENT ONLY
2023-10-18Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-03-07FDNY inspection (RISK)
2023-02-28311: Curb Condition — Broken Curb
2023-02-02Bedbug filing: 0 infested units
2023-01-17Boiler inspection
2022
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
2022-03-04HPD 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
2022-03-03Bedbug filing: 0 infested units
2022-03-02311: Curb Condition — Broken Curb
2022-02-09Boiler inspection
2022-01-03Mortgage satisfied — from GUARACHI, EUSEBIO to RIDGEWOOD SAVINGS BANK
2021
2021-11-03311: HEAT/HOT WATER — APARTMENT ONLY
2021-11-03Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-04-07Bedbug filing: 0 infested units
2021-01-21Deed — from EUSEBIO GUARACHI LIVING TRUST; ERWIN GUARACHI, AS TRUSTEE to RFS SUNNYSIDE LLC
2021-01-08Boiler inspection
2020
2020-12-17Deed transfer (nominal price)
2020-12-15HPD class C: § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 2R, 2nd STORY, 1st APARTMENT FROM EAST AT
2020-12-14311: HEAT/HOT WATER — APARTMENT ONLY
2020-12-14311: ELECTRIC — OUTLET/SWITCH
2020-12-14Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2020-12-14Tenant complaint: ELECTRIC — OUTLET/SWITCH
2020-10-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-07-07311: Illegal Fireworks — N/A
2020-01-02Boiler inspection
2019
2019-04-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2015-10-15HPD 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
2012-04-27Tenant complaint: HEATING — HEAT RELATED
2009
2009-12-31DOB violation LBLVIO:
2008
2008-01-17Deed — from GUARACHI, EUSEBIO to GUARACHI, ERWIN A; GUARACHI, EUSEBIO
2005
2005-09-12Mortgage $150,000 — from GUARACHI, EUSEBIO to RIDGEWOOD SAVINGS BANK$150,000
2004
2004-10-17Tenant complaint: HEATING — HEAT RELATED
2004-07-21Tenant complaint: NONCONST — VERMIN
2004-07-11Tenant complaint: NONCONST — VERMIN
2004-07-11Tenant complaint: NONCONST — VERMIN
2002
2002-08-09HPD class C: SECTION 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNE
2001
2001-09-06HPD class C: SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER LOCK AT DOOR IN THE ENTRANCE LOCATED AT APT 2R, 2nd STORY, APART
1993
1993-06-28DOB violation LL6291:
1991
1991-03-14Mortgage satisfied — from GUARACHI, EUSEBIO to ASTORIA FED S&L ASSN
1990
1990-11-30Mortgage $11,250 — from GIARACHI, EUSEBIO to NORSTAR BANK$11,250
1989
1989-11-22HPD class C: SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING KEY OPERATED DOUBLE CYLINDER LOCK ENTRANCE DOOR 2 STY APT 2R. , SECTION '' ''
1989-10-26DOB violation B: 3C FLUE PIPE COLLASPED
1976
1976-01-28Mortgage — from GUARACHI EUSEBIO to PAUL PAPPAS; BESSIE PAPPAS
1976-01-28Mortgage — from GUARACHI EUSEBIO to ASTORIA FED S&L ASSN
1976-01-28Deed — from PAPPAS BESSIE; PAPPAS PAUL to EUSEBIO GUARACHI