The city's published records show little recorded distress here in the last three years. Less recorded distress than 59% 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 11. In ZIP 11105, 80% of residential buildings hold an A and
3% 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
4 service requests in the last three years. Most common: Noise (1) · PAINT/PLASTER (1) · UNSANITARY CONDITION (1) · Illegal Parking (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 (1925)
Yes
Six or more residential units (8)
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)
SONDRALOUISE LLC
Head officer
BRENDA R FRANK
Managing agent
Dover Acquisitions Holding Company LLC
Last registered
2026-03-11
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
$1,333,000
$599,850
2026
$1,600,000
$720,000
2027
$1,324,000
$595,800
The city's market estimate has fallen
1% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 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
Astoria-Ditmars Blvd — N W · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 20 Av / 31 St — Q100 · 700 ft
Citi Bike
31 St & 21 Ave · 500 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.
4 311 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.
Most recent mortgage recorded against this lot: $39,191 on
2022-08-29 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-08-29
Mortgage $39,192 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.
$39,192
2022-08-29
Agreement $1,500,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.
$1,500,000
2016-02-25
Mortgage $140,687 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.
$140,687
2016-02-25
Mortgage $1,680,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.
$1,680,000
2016-02-25
Deed $3,360,000 — from 20-50 ASTORIA LLC to SONDRALOUISE LLC
$3,360,000
2016-02-25
Agreement $1,680,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.
$1,680,000
2016-02-04
Sold for $3,360,000
$3,360,000
$420,000
2012-03-16
Agreement $1,650,000 — from 20-50 ASTORIA LLC to NEW YORK COMMERCIAL BANK
$1,650,000
2012-03-16
Mortgage $70,000 — from 20-50 ASTORIA LLC to NEW YORK COMMERCIAL BANK
$70,000
2009-09-11
AL&R $780,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK
$780,000
2009-09-11
Mortgage $780,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK
$780,000
2007-08-22
Mortgage $800,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK
$800,000
2007-08-22
Deed $1,100,000 — from VOYIATGIS, TERRY to 20-50 ASTORIA LLC
$1,100,000
1996-07-19
Mortgage $42,500 — from VOYIATGIS, TERRY; VOYIATGIS, JAMES to CITIBANK, NA
$42,500
1995-01-11
Mortgage $112,500 — from VOYIATGIS, JAMES to QUEENS COUNTY SAVINGS BANK
$112,500
Ten-year activity
1050
2017
2018
2019
2020
2021
7
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
3
0
0
3
2018
0
1
0
0
1
2019
0
1
0
0
1
2020
0
3
0
0
3
2021
0
3
0
0
3
2022
0
5
2
0
7
2023
0
5
0
1
6
2024
1
2
0
0
3
2025
0
2
0
0
2
2026
0
6
0
0
6
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
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
2024
2024-12-02HPD 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
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
2024-02-15FDNY inspection (RISK)
2023
2023-12-14311: Noise — Noise, Barking Dog (NR5)
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
2023-09-07311: Missed Collection — Bulky Trash
2023-06-01Rodent inspection: Passed
2023-05-14311: Rodent — Rat Sighting
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
2022
2022-08-29Mortgage $39,192 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.$39,192
2022-08-29Agreement $1,500,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.$1,500,000
2022-03-03HPD 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
2022-03-03HPD 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
2022-02-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-04-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-14HPD 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
2021-04-14HPD 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
2020
2020-09-09311: Illegal Tree Damage — Branches Damaged
2020-09-01311: Illegal Tree Damage — Unauthorized Tree Pruning
2020-08-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019
2019-10-31HPD 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
2018
2018-10-22HPD 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
2017
2017-12-13311: Noise — Noise: air condition/ventilation equipment (NV1)
2017-11-23311: Noise — Noise: air condition/ventilation equipment (NV1)
2017-03-15311: Snow — E9 Snow / Icy Sidewalk
2016
2016-11-16HPD 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
2016-02-25Mortgage $140,687 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.$140,687
2016-02-25Mortgage $1,680,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.$1,680,000
2016-02-25Mortgage assigned — from NEW YORK COMMERCIAL BANK to JPMORGAN CHASE BANK, N.A.
2016-02-25Deed $3,360,000 — from 20-50 ASTORIA LLC to SONDRALOUISE LLC$3,360,000
2016-02-25Agreement $1,680,000 — from SONDRALOUISE LLC to JPMORGAN CHASE BANK, N.A.$1,680,000
2016-02-04Sold for $3,360,000$3,360,000
2015
2015-10-14HPD 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
2012-03-16Agreement $1,650,000 — from 20-50 ASTORIA LLC to NEW YORK COMMERCIAL BANK$1,650,000
2012-03-16Mortgage $70,000 — from 20-50 ASTORIA LLC to NEW YORK COMMERCIAL BANK$70,000
2012-03-16Mortgage assigned — from DA FUNDING LLC to NEW YORK COMMERCIAL BANK
2012-03-16Mortgage assigned — from DA FUNDING LLC to NEW YORK COMMERCIAL BANK
2012-01-12Mortgage assigned — from BROOKLYN FEDERAL SAVINGS BANK to ADA INVESTMENTS II, LLC
2012-01-12Mortgage assigned — from ADA INVESTMENTS II, LLC to DA FUNDING LLC
2012-01-12Mortgage assigned — from BROOKLYN FEDERAL SAVINGS BANK to ADA INVESTMENTS II, LLC
2012-01-12TL&R — from BROOKLYN FEDERAL SAVINGS BANK
2012-01-12TL&R — from BROOKLYN FEDERAL SAVINGS BANK
2012-01-12Mortgage assigned — from ADA INVESTMENTS II, LLC to DA FUNDING LLC
2011
2011-11-26311: Blocked Driveway — No Access
2011-11-13311: Damaged Tree — Branch or Limb Has Fallen Down
2011-08-22Permit EW — ISSUED
2011-06-07311: Noise — Noise: Alarms (NR3)
2011-06-06Job filed: FILING HEREWITH APPLICATION FOR APPROVAL AND REGISTRATION OF 8 NEW RESIDENTIAL BOILERS ONLY. APPLICATION FILED IN CONJUNCTION WITH JOB # 410040405. NO$1,000
2011-02-23Permit PL — ISSUED
2010
2010-11-30Permit EW — ISSUED
2010-05-20Permit PL — ISSUED
2010-05-05Permit EQ — ISSUED
2010-05-04Permit AL — ISSUED
2010-01-25311: General Construction/Plumbing — Site Conditions Endangering Workers
2010-01-25DOB complaint, category ?
2009
2009-11-09Job filed: FILING SPRINKLER WORK IN CONJUNCTION WITH JOB # 410040405. NO CHANGE IN USE, OCCUPANCY OR EGRESS.$50,250
2009-11-09Job filed: FILING SPRINKLER WORK IN CONJUNCTION WITH JOB # 410040405. NO CHANGE IN USE, OCCUPANCY OR EGRESS.$50,250
2009-09-11AL&R $780,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK$780,000
2009-09-11Mortgage $780,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK$780,000
2009-07-30DOB complaint, category ?
2009-07-24Permit PL — ISSUED
2009-07-22ECB CLASS - 1 violation: FAIL TO INSTITUTE SAFETY INSTITUTE. NOTED: ONE HANDRAILS ON ALL INTERIOR STAIRWAYS TO ROOF. NO GUARD RAILS ON NEW REAR EXT BALCONY$2,400
2009-06-05ECB CLASS - 1 violation: FAILURE TO INSTITUTE/MAINTAIN SAFETY EQUIPMENTMEASURES OR TEMPORARY C ONSTRUCTION NO GUARD RAILS NOTED AT VARIOUS LOCATIONS THROUG$2,400
2009-06-05ECB CLASS - 2 violation: JOB SITE FENCE NOT CONSTRUCTED PURSUANT TO SUBSECTION NOTED JOBSITE FENCE ERECTED UNDER JOB #410118475 FOR JOB #410040405 ALT 1 IS
2009-06-05ECB CLASS - 2 violation: JOB SITE FENCE NOT CONSTRUCTED PURSUANT TO SUBSECTION NOTED JOBSITE FENCE ERECTED UNDER JOB #410118475 FOR JOB #410040405 ALT 1 IS
2009-06-02DOB complaint, category ?
2009-05-06Permit AL — ISSUED
2009-05-06Permit EQ — ISSUED
2009-01-29DOB complaint, category ?
2009-01-29ECB CLASS - 1 violation: FAILURE TO INSTITUTE/MAINTAIN SAFETY EQUIPMENT ETC.,- NO GUARD RAILS FOUND WORK SITE VIA 410040405 W/MEN DOING FROM WORK & OBSERV$2,400
2009-01-29ECB CLASS - 1 violation: FAILURE TO PROVIDE PROTECTION AT SIDES OF EXCAVATION. WORK IN PROGRESSVIA 410040405 WHILE MEN DOING FORMS INSIDE EXCAVATED AREA AP$2,400
2009-01-29ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED PLANS. FOUND INSTALLATION OF L-SHAPERETAINING WALL APRROX 70'X 30'X 8'H AND, 1/2" REBARS INSTALL
2009-01-02Permit AL — ISSUED
2008
2008-12-29Job filed: APPLICATION IS FILED FOR SHORING ONLY$21,600
2008-12-17ECB CLASS - 1 violation: FAILURE TO PROVIDE PROTECTION AT SIDES OF EXCAVATION. NOTED: EXCAVATION APPROX 8'(D)X15'W X 12'L W/O PROPER PROTECTION NO SHORING,$2,400
2008-12-16DOB complaint, category ?
2008-11-03ECB CLASS - 2 violation: FAILURE TO PROVIDE ADEQUATE FOUNDATION FOR SUPPORTED SCAFFOLDING AT TIME OF INSPECTION AT FRONT OF PREMISES OBSERVED INSTALLATION $4,000
2008-11-03ECB CLASS - 2 violation: SEC.BC3314.8.1 FAILURE TO PROVIDE REQUIRED SAFETY MESH AROUND SCAFFOLD PLATFORM AT TIME OF INSPECTION FAILURE TO PROVIDE ADEQUATE $4,000
2008-11-03ECB CLASS - 2 violation: FAILURE TO MAINTAIN ADEQUATE HOUSEKEEPING PER SECTION REQUIREMENTS AT TIME OF INSPECTION WORK IN PROGRESS ON ALT TYPE 1 410040405 $4,000
2008-11-03ECB CLASS - 2 violation: FAILURE TO PROVIDE POST SIGN AT JOB SITE PURSUANT TO SUBSECTION AT TIME OF INSPECTION WORK IN PROGRESS UNDER JOB 410040405 HAS FAI$4,000
2008-10-28DOB complaint, category ?
2008-07-02Permit PL — ISSUED
2008-06-05Permit EQ — ISSUED
2008-06-04Permit AL — ISSUED
2008-06-03Job filed: APPLICATION IS FILED TO OBTAIN APPROVAL AND WORK PERMIT. TEMPORARY 8 FEET HIGH WOOD FENCE AT LOT FRONTAGE WITH ACCESS DOOR SWINGING INTO THE PROPERTY.
2008-06-03Job filed: APPLICATION IS FILED TO OBTAIN APPROVAL AND WORK PERMIT. TEMPORARY 8 FEET HIGH WOOD FENCE AT LOT FRONTAGE WITH ACCESS DOOR SWINGING INTO THE PROPERTY.
2008-05-12DOB complaint, category ?
2008-05-07ECB Non-Hazardous violation: WORK W/O A PERMIT DEFECT 8 HIGH CONSTRUCTION FENCE ERECTED AND IN PLACE W/O A PERMIT REMEDY: OBTAIN PERMIT$10,000
2008-05-02DOB complaint, category ?
2008-05-02DOB complaint, category ?
2008-03-09ECB Non-Hazardous violation: WORK W/O PERMIT. WORK NOTED: 8' HIGH CONSTRUCTION (PLYWOOD FENCE) INSTALLED AROUND PERIMETER OF PROPERTY. NO PERMIT ISSUED FOR CON$2,500
2008-03-07DOB complaint, category ?
2008-02-04Job filed: FILING HEREWITH BUILDERS PAVEMENT PLAN FOR EXISTING BUILDING ALTERATION FILED UNDER SEPARATE APPLICATION # 410040405
2007
2007-11-27Job filed: PROPOSE TO ENLARGE EXISTING 2 STORY BUILDING AND CHANGE OCCUPANCY/USE FROM 2 TO 8 FAMILIES. NEW C OF O TO BE OBTAINED$340,000
2007-11-16Permit EW — ISSUED
2007-10-18Job filed: propose to erect retaining wall in existing backyard, as per dwg. no change in use, occupancy or egress.$40,000
2007-10-18Job filed: propose to erect retaining wall in existing backyard, as per dwg. no change in use, occupancy or egress.$40,000
2007-08-22Mortgage $800,000 — from 20-50 ASTORIA LLC to BROOKLYN FEDERAL SAVINGS BANK$800,000
2007-08-22AL&R — from 20-50 ASTORIA, LLC to BROOKLYN FEDERAL SAVINGS BANK
2007-08-22Deed $1,100,000 — from VOYIATGIS, TERRY to 20-50 ASTORIA LLC$1,100,000
2007-07-09Mortgage satisfied — from VOYIATGIS, JAMES to QUEENS COUNTY SAVINGS BANK; NEW YORK COMMUNITY BANK
2006
2006-11-04DOB complaint, category ?
2004
2004-07-13DOB complaint, category ?
2004-07-13DOB complaint, category ?
2004-07-13DOB complaint, category ?
1996
1996-07-19Mortgage $42,500 — from VOYIATGIS, TERRY; VOYIATGIS, JAMES to CITIBANK, NA$42,500
1995
1995-02-24Deed — from VOYIATGIS, JAMES to VOYIATGIS, JAMES; VOYIAGTIS, TERRY
1995-02-02Mortgage satisfied — from VOYIATGIS, JOHN to CITIBANK, NA
1995-01-11Mortgage $112,500 — from VOYIATGIS, JAMES to QUEENS COUNTY SAVINGS BANK$112,500
1995-01-11Deed — from VOYIATGIS, JOHN to VOYIATGIS, JAMES
1994
1994-04-25Deed — from VOYIATGIS, JAMES J to VOYIATGIS, JOHN
1993
1993-06-28Deed — from VOYIATGIS, JOHN to VOYIATGIS, JAMES J
1993-03-10ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY DEPT OF BUILDINGS RECORD FROM GARAGE TO AUTO REPAIRS IN GARAGE. REMEDY:DISCONTINUE ILLEGAL$175
1993-03-01DOB complaint, category ?
1977
1977-04-06Mortgage — from VOYIATGIS JOHN to ASTORIA FED S & L ASSN