A modest record — below the level that usually signals systemic problems. More 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 38.2. In ZIP 11103, 72% 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
17 total — 4 class C (immediately hazardous), 8 class B, 5 class A. Oldest open since 2016-03-24.
status snapshot refreshed weekly from HPD records
Patterns
18 heat or hot-water complaints in the last three years (winter 2023–24: 16 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
16
’23–24
2
’24–25
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
17 service requests in the last three years. Most common: HEAT/HOT WATER (9) · Rodent (2) · UNSANITARY CONDITION (2) · Noise (2) · APPLIANCE (1) · PLUMBING (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 (19)
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)
KOURKOUMELIS & FRAGOS LLC
Head officer
TOM KOURKOUMELIS
Managing agent
TK MANAGEMENT
Last registered
2025-11-01
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
$1,222,000
$549,900
2026
$1,463,000
$658,350
2027
$1,445,000
$650,250
The city's market estimate has risen
18% 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
Astoria Blvd — N W · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Steinway St / 28 Av — Q101 · 550 ft
Citi Bike
Steinway St & 28 Ave · 550 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.
17 311 service requests from this address in the last three years — 9 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: $614,673 on
2026-03-03 (lender: JPMorgan Chase Bank NA), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-03-03
Agreement $4,500,000 — from KOURKOUMELIS & FRAGOS LLC to JPMORGAN CHASE BANK NA
$4,500,000
2026-03-03
Mortgage $614,674 — from KOURKOUMELIS & FRAGOS LLC to JPMORGAN CHASE BANK NA
$614,674
2019-10-15
Mortgage $626,152 — from KOURKOUMELIS & FRAGOS, LLC to JPMORGAN CHASE BANK, NA
$626,152
2019-10-15
Agreement $4,350,000 — from KOURKOUMELIS & FRAGOS, LLC to JPMORGAN CHASE BANK, NA
$4,350,000
2014-06-20
Agreement $2,325,179 — from JPMORGAN CHASE BANK, N.A. to KOURKOUMELIS & FRAGOS, LLC, C/O TK MANAG
$2,325,179
2014-06-20
Mortgage $1,874,821 — from KOURKOUMELIS & FRAGOS, LLC, C/O TK MANAG to JPMORGAN CHASE BANK, N.A.
$1,874,821
2010-03-26
Agreement $2,485,000 — from KOURKOUMELIS & FRAGOS, LLC to SOVEREIGN BANK
$2,485,000
2010-03-26
Mortgage $1,250,219 — from KOURKOUMELIS & FRAGOS, LLC to SOVEREIGN BANK
$1,250,219
2001-12-13
Mortgage $466,749 — from KOURKOUMELIS & FRAGOS, LLC to NEW YORK COMMUNITY BANK
$466,749
1989-03-03
Mortgage $848,879 — from FRAGOS, JEAN to HOME SAVS BANK
$848,879
1983-12-28
Mortgage $204,800 — from KOURKOUMELIS, TOMIS; FRAGOS, JEAN to EMPBANQUE CAPITAL CORP
$204,800
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
46
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
1
3
0
1
5
2018
0
12
0
1
13
2019
0
5
2
1
8
2020
0
14
0
1
15
2021
0
8
0
1
9
2022
0
4
0
1
5
2023
1
44
0
1
46
2024
1
21
0
5
27
2025
1
5
0
1
7
2026
0
2
2
1
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-11-15Rodent inspection: Failed for Rat Activity
2024-08-06Rodent inspection: Failed for Rat Activity
2024-07-13311: Rodent — Signs of Rodents
2024-07-01HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 3rd STORY, 2nd APARTMENT FROM
2024-07-01HPD 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
2024-07-01HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 3rd STORY, 2nd APARTMENT FR
2024-05-07City emergency repair (OMO): adjust the bulkhead door at the 4th story make all necessary adjustment/tensioning to ensure proper operation of door. e$629
2024-05-03FDNY inspection (RISK)
2024-01-17Rodent inspection: Passed
2024-01-11HPD 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
2024-01-10Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-10311: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-04Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-04Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-04311: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-04311: HEAT/HOT WATER — ENTIRE BUILDING
2023
2023-12-29Bedbug filing: 0 infested units
2023-12-27HPD 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
2023-12-22Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-22311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-19311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-11Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-11311: Rodent — Mouse Sighting
2023-12-11311: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-29Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-29311: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-11-28311: HEAT/HOT WATER — ENTIRE BUILDING
2023-10-28City emergency repair (OMO): make all necessary repairs to replace broken/defective door and jamb with new properly fire rated door and jamb similar $2,000
2023-08-18HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE HOPPER DOOR SEALED SHUT AT PUBLIC HALL, 4th STORY
2023-08-18HPD class B: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOPPER DOOR SEALED SHUT AT PUBLIC HALL, 1st STORY
2023-08-18HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT NORTH WALL AT PUBLIC HALL, 2nd STORY
2023-08-18HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT PLASTER MATERIAL AT NORTH WALL AT PUBLIC HAL
2023-08-18HPD 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
2023-08-18HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSE HOLD ITEMS AT PUBLIC HALL, 1st STORY
2023-08-18HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT PLASTER MATERIAL AT NORTH WALL AND CEILING A
2023-08-18HPD class B: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOPPER DOOR SEALED SHUT AT PUBLIC HALL, 2nd STORY
2023-08-18HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT NORTH WALL AROUND WINDOW AT PUBLIC HALL, 3rd STORY
2023-08-18HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT NORTH WALL AT PUBLIC HALL, 4th STORY
2023-08-18HPD class A: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT PLASTER MATERIAL AT NORTH WALL AT PUBLIC HAL
2023-08-18HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT NORTH WALL AND CEILING AT PUBLIC HALL, 3rd STORY
2023-08-18HPD 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
2023-08-18HPD class B: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOPPER DOOR SEALED SHUT AT PUBLIC HALL, 3rd STORY
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
2023-01-16311: Lead — Lead Kit Request (Residential) (L10)
2023-01-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-01-15311: Rodent — Rat Sighting
2023-01-15311: HEAT/HOT WATER — APARTMENT ONLY
2022
2022-12-25311: Noise - Vehicle — Car/Truck Horn
2022-11-22Bedbug filing: 0 infested units
2022-11-04Boiler inspection
2022-02-03Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-03311: HEAT/HOT WATER — ENTIRE BUILDING
2021
2021-12-07Bedbug filing: 0 infested units
2021-12-03Boiler inspection
2021-11-27Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2021-11-27311: HEAT/HOT WATER — ENTIRE BUILDING
2021-06-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-15Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2021-04-15311: HEAT/HOT WATER — ENTIRE BUILDING
2020
2020-12-14Bedbug filing: 0 infested units
2020-12-08Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-12-08311: HEAT/HOT WATER — ENTIRE BUILDING
2020-11-18Boiler inspection
2020-10-16311: Noise - Residential — Loud Talking
2020-10-08311: Noise - Residential — Loud Talking
2020-09-26311: Noise - Residential — Loud Talking
2020-09-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-26311: Non-Emergency Police Matter — Face Covering Violation
2018-04-16HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PLASTER WALLS AND CEILING. AT PUBLIC HALL, 4th STORY
2018-04-16HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT WALLS AND CEILING. AT PUBLIC HALL, 4th STORY
2018-04-05Tenant complaint: ELECTRIC — NO LIGHTING
2018-04-05Tenant complaint: ELECTRIC — POWER OUTAGE
2018-04-05Tenant complaint: ELECTRIC — OUTLET/SWITCH
2016-03-24HPD class C: SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER KEY OPERATED LOCK INSTALLED AT GATE FROM STREET TO NORTH COURT O
2016-03-24HPD class C: SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER KEY OPERATED LOCK INSTALLED AT GATE FROM STREET TO SOUTH COURT O