The city's published records show little recorded distress here in the last three years. Less recorded distress than 67% 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 7. In ZIP 11102, 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
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
7 service requests in the last three years. Most common: Building/Use (2) · WATER LEAK (1) · Plumbing (1) · Rodent (1) · Posting Advertisement (1) · Missed Collection (1).
Filed construction activity
$91,700 in permitted construction work filed since
2016 (3 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
No
Built before 1974 (2018)
Yes
Six or more residential units (7)
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)
TWENTY 7 GRAND AVENUE CONDOMINIUM CORP
Head officer
MONICA VICTORY
Managing agent
PROREALTY TEAM LLC
Last registered
2025-08-14
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
$141,565
$63,705
2026
$221,550
$99,698
2027
$372,120
$167,454
The city's market estimate has risen
163% between tax years 2025 and 2027.
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
30 Av — N W · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 30 Av / 27 St — Q18 · 350 ft
Citi Bike
Crescent St & 30 Ave · 350 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.
Deed $925,000 — from FOIL, JEREMY WILLIAM; FOIL, ANDREA DUSEL to LUCA SARTORI AND PAOLA MONCINI 2011 REVO; LUCA SARTORI, TRUSTEE; PAOLA MONCINI, TRUSTEE
$925,000
2026-03-26
Sold for $925,000
$925,000
$132,143
2024-07-12
Agreement $498,750 — from NEGULESCU, RADU to WELLS FARGO BANK, N.A
$498,750
2024-07-11
Mortgage $35,501 — from NEGULESCU, RADU to WELLS FARGO BANK, N.A.
$35,501
2024-07-11
Deed $745,000 — from LAGUES, SOPHIE to NEGULESCU, RADU
$745,000
2024-06-18
Sold for $745,000
$745,000
$106,429
2023-09-20
Mortgage $424,500 — from BEYENBACH, JOHANNA to CITIBANK, N.A.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$424,500
2023-09-20
Deed $707,500 — from VICTORY, MONICA J to BEYENBACH, JOHANNA
$707,500
2023-09-06
Sold for $707,500
$707,500
$101,071
2021-05-03
Mortgage $571,500 — from PENSA, MATTHEW to KEARNY BANK
$571,500
2021-05-03
Deed $635,000 — from M&D 27 REALTY LLC; PMN 27 REALTY LLC; 27-34 ALIKI REALTY LLC to PENSA, MATTHEW
$635,000
2021-03-16
Mortgage $500,000 — from LAGUES, SOPHIE to WELLS FARGO BANK, N.A.
$500,000
2021-03-16
Deed $720,000 — from PMN 27 REALTY LLC; 27-34 ALIKI REALTY LLC; M&D 27 REALTY LLC to LAGUES, SOPHIE
$720,000
2021-02-17
Deed $650,000 — from 27-34 ALIKI REALTY LLC; M&D 27 REALTY LLC; PMN 27 REALTY LLC to HAYMANDOS, NIKOLAS JR.; HAYMANDOS, ELIAS
$650,000
2021-02-17
Mortgage $250,000 — from HAYMANDOS, NIKOLAS JR.; HAYMANDOS, ELIAS to MORTGAGE ELECTRONIC REGISTRATIN SYSTEMS,
$250,000
Ten-year activity
50250
2017
2018
2019
2020
41
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
2
0
0
0
0
2
2018
1
1
0
0
0
2
2019
2
0
0
0
0
2
2020
0
1
0
14
0
15
2021
0
0
1
40
0
41
2022
0
0
4
0
0
4
2023
0
0
36
5
0
41
2024
0
0
6
6
1
13
2025
0
0
2
0
0
2
2026
0
0
1
4
0
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Mortgage satisfied — from DUSEL-FOIL, ANDREA; FOIL, JEREMY WILLIAM to WELLS FARGO BANK, N.A.
2026-04-03
PAT — from PAOLA MONCINI, TRUSTEE; LUCA SARTORI, TRUSTEE; LUCA SARTORI AND PAOLA MONCINI 2011 REVO to BOARD OF TWENTY 7 GRAND AVENUE CONDOMINI
2026-04-03
Deed $925,000 — from FOIL, JEREMY WILLIAM; FOIL, ANDREA DUSEL to LUCA SARTORI AND PAOLA MONCINI 2011 REVO; LUCA SARTORI, TRUSTEE; PAOLA MONCINI, TRUSTEE
2026-03-26
Sold for $925,000
2025-12-21
Bedbug filing: 0 infested units
The full timeline
2026
2026-08-04311: Missed Collection — Trash
2026-04-10Mortgage satisfied — from DUSEL-FOIL, ANDREA; FOIL, JEREMY WILLIAM to WELLS FARGO BANK, N.A.
2026-04-03PAT — from PAOLA MONCINI, TRUSTEE; LUCA SARTORI, TRUSTEE; LUCA SARTORI AND PAOLA MONCINI 2011 REVO to BOARD OF TWENTY 7 GRAND AVENUE CONDOMINI
2026-04-03Deed $925,000 — from FOIL, JEREMY WILLIAM; FOIL, ANDREA DUSEL to LUCA SARTORI AND PAOLA MONCINI 2011 REVO; LUCA SARTORI, TRUSTEE; PAOLA MONCINI, TRUSTEE$925,000
2026-03-26Sold for $925,000$925,000
2025
2025-12-21Bedbug filing: 0 infested units
2025-03-29311: Posting Advertisement — Building
2024
2024-12-18Bedbug filing: 0 infested units
2024-09-10Rodent inspection: Passed
2024-08-21311: Rodent — Signs of Rodents
2024-07-12Agreement $498,750 — from NEGULESCU, RADU to WELLS FARGO BANK, N.A$498,750
2024-07-11Mortgage $35,501 — from NEGULESCU, RADU to WELLS FARGO BANK, N.A.$35,501
2024-07-11PAT — from LAGUES, SOPHIE to MALEK, RIAD
2024-07-11Deed $745,000 — from LAGUES, SOPHIE to NEGULESCU, RADU$745,000
2024-07-11PAT — from NEGULESCU, RADU to TWENTY 7 GRAND AVE CONDOMINIUM
2024-06-18Sold for $745,000$745,000
2024-04-30Bedbug filing: 0 infested units
2024-04-18HPD 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
2024-04-05311: Plumbing — Plumbing Work - Illegal/No Permit/Standpipe/Sprinkler
2024-04-05311: Building/Use — Illegal Conversion Of Residential Building/Space
2023
2023-12-21311: Building/Use — Illegal Conversion Of Residential Building/Space
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
2023-11-19311: WATER LEAK — SLOW LEAK
2023-11-19Tenant complaint: WATER LEAK — SLOW LEAK
2023-09-27Mortgage satisfied — from VICTORY, MONICA J to WELLS FARGO BANK, N.A.
2023-09-22311: General Construction/Plumbing — Wall/Retaining Wall - Bulging/Cracked
2023-09-22311: Plumbing — Failure To Retain Water/Improper Drainage- (LL103/89)
2023-08-21311: Building/Use — Illegal Conversion Of Residential Building/Space
2023-05-19Bedbug filing: 0 infested units
2023-03-31HPD 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
2022-11-21311: Illegal Dumping — Removal Request
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
2022-03-10HPD 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
2022-03-10HPD 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
2021-05-03Mortgage $571,500 — from PENSA, MATTHEW to KEARNY BANK$571,500
2021-05-03Deed $635,000 — from M&D 27 REALTY LLC; PMN 27 REALTY LLC; 27-34 ALIKI REALTY LLC to PENSA, MATTHEW$635,000
2021-05-03PAT — from PENSA, MATTHEW to TWENTY 7 GRAND AVENUE CONDOMINIUM
2021-04-20HPD 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
2021-03-16Mortgage $500,000 — from LAGUES, SOPHIE to WELLS FARGO BANK, N.A.$500,000
2021-03-16SAGE — from LAGUES, SOPHIE to M&D 27 REALTY LLC; 27-34 ALIKI REALTY LLC; PMN 27 REALTY LLC
2021-03-16Deed $720,000 — from PMN 27 REALTY LLC; 27-34 ALIKI REALTY LLC; M&D 27 REALTY LLC to LAGUES, SOPHIE$720,000
2021-03-16PAT — from LAGUES, SOPHIE to TWENTY 7 GRAND AVENUE CONDOMINIUM
2021-02-19MAPS — from TWENTY 7 GRAND AVENUE CONDOMINIUM
2019-02-08Job filed: HEREWITH FILING FOR INSTALLATION OF AUTOMATIC SMOKE/HEAT DETECTION AND SPRINKLER FIRE ALARM SYSTEM WITH CENTRAL OFFICE CONNECTION. FILED IN CONJUNCTIO$1,000
2018
2018-12-21ECB CLASS - 1 violation: DUTIES OF CONSTRUCTION SUPERINTENDENT. AT THE TIME OF INSPECTION ON ANACTIVE JOBSITE OF 4 STORY NB I OBSERVED 4 WORKERS DOING PLUM$10,000
2018-06-25Job filed: INSTALLATION OF A SCAFFOLD AS PER PLANS IN CONJUNCTION WITH NB JOB# 421382293. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SCAFFOLD TO COMPLY WITH CHAPTER
2017
2017-11-03Job filed: HEREWITH FILED FOR SHORING,UNDERPINNING AND EXCAVATION IN CONJUNCTION WITH DOB JOB# 421382293. NO CHANGE IN USE EGRESS OR OCCUPANCY.$25,000
2017-02-08Job filed: INSTALLATION OF SPRINKLER SYSTEM FOR NEW SEVEN FAMILY RESIDENCE, NO CHANGE TO USE EGREES OR OCCUPANCY.$65,700
2016
2016-11-21Job filed: DM
2016-10-24Job filed: PROPOSED BUILDERS PAVEMENT PLAN STREET FRONTAGE 25' FEET
2016-10-21Job filed: PROPOSED FOUR STORY SEVEN FAMILY MULTIPLE DWELLING.