The city's published records show little recorded distress here in the last three years. Less recorded distress than 66% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty
points per 10 units; this building carries 9. 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 17,252 25-99-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
10 heat or hot-water complaints in the last three years (winter 2024–25: 4 · winter 2025–26: 6). Repeated winter clusters suggest a chronic heating problem.
4
’24–25
6
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
13 service requests in the last three years. Most common: HEAT/HOT WATER (5) · Building/Use (3) · Real Time Enforcement (1) · Non (1) · Noise (1) · UNSANITARY CONDITION (1).
Filed construction activity
$15,800 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 (32)
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)
ARIS CRESCENT LLC
Head officer
PETER PAPAMICHAEL
Managing agent
ARIS MANAGEMENT LLC
Last registered
2025-07-08
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
$2,723,000
$1,225,350
2026
$2,879,000
$1,295,550
2027
$3,119,000
$1,403,550
The city's market estimate has risen
15% 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-Ditmars Blvd — N W · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Ditmars Blvd / 26 St — Q69 · 700 ft
Citi Bike
21 Ave & Crescent St · 300 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.
13 311 service requests from this address in the last three years — 5 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: $2,564,050 on
2020-02-24 (lender: Apple Bank For Savings), covering 8 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
2020-02-24
Agreement $20,000,000 — from ARIS CRESCENT LLC; ARIS CRESCENT II LLC to APPLE BANK FOR SAVINGS
$20,000,000
2020-02-24
Mortgage $2,564,050 — from ARIS CRESCENT II LLC; ARIS CRESCENT LLC to APPLE BANK FOR SAVINGS
$2,564,050
2020-02-24
AL&R $20,000,000 — from ARIS CRESCENT LLC; ARIS CRESCENT II LLC to APPLE BANK FOR SAVINGS
$20,000,000
2010-12-08
Agreement $20,900,000 — from ARIS CRESCENT II LLC; ARIS CRESCENT LLC to BEECH STREET CAPITAL, LLC
$20,900,000
2010-12-08
Mortgage $6,714,825 — from ARIS CRESCENT II LLC; ARIS CRESCENT LLC to BEECH STREET CAPITAL, LLC
$6,714,825
2005-09-30
AL&R $3,500,000 — from INDEPENDENCE COMMUNITY BANK to ARIS CRESCENT LLC
$3,500,000
2005-09-30
Mortgage $3,500,000 — from ARIS CRESCENT LLC to INDEPENDENCE COMMUNITY BANK
$3,500,000
2003-11-28
Mortgage $1,641,113 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$1,641,113
2003-11-28
Agreement $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$12,500,000
2003-11-28
AL&R $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$12,500,000
2002-04-22
Mortgage $3,899,249 — from ARIS CRESCENT LLC to NEW YORK COMMUNITY BANK
$3,899,249
1997-08-05
Mortgage $154,933 — from CRESCENT LLC to QUEENS COUNTY SAVINGS BANK
$154,933
1996-08-08
Mortgage $750,000 — from CRESCENT, LLC to QUEENS COUNTY SAVINGS BANK
$750,000
1996-08-08
Mortgage $1,160,000 — from CRESCENT LLC to INTERVEST CORPORATION OF NEW YORK
$1,160,000
1988-09-06
Mortgage $458,279 — from MALLIS, IRENE to DIME SAVINGS BANK/NY
$458,279
Ten-year activity
20100
2017
2018
2019
2020
18
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
0
0
0
1
2018
0
0
3
0
1
4
2019
0
0
2
0
1
3
2020
0
0
7
4
1
12
2021
3
3
11
0
1
18
2022
0
1
3
0
1
5
2023
0
2
3
0
1
6
2024
0
3
7
0
1
11
2025
0
0
4
0
1
5
2026
0
0
14
0
2
16
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130F AT ALL HOT WATER FIXTU
2026-01-21
311: HEAT/HOT WATER — APARTMENT ONLY
2026-01-21
Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-20
Boiler inspection
2026-01-12
HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCA
2026-01-12
HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 4th ROOM FROM NORTH LOCA
2026-01-12
HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT C7, 3rd STORY, 3rd APARTMENT FR
2026-01-12
HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT EAST WALL IN THE KITCHEN LOCATED AT APT
2026-02-22Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-28Bedbug filing: 0 infested units
2026-01-24311: APPLIANCE — ELECTRIC/GAS RANGE
2026-01-24Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2026-01-23HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130F AT ALL HOT WATER FIXTU
2026-01-21311: HEAT/HOT WATER — APARTMENT ONLY
2026-01-21Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-20Boiler inspection
2026-01-12HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCA
2026-01-12HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 4th ROOM FROM NORTH LOCA
2026-01-12HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT C7, 3rd STORY, 3rd APARTMENT FR
2026-01-12HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT EAST WALL IN THE KITCHEN LOCATED AT APT
2026-01-10311: HEAT/HOT WATER — APARTMENT ONLY
2026-01-10Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-12-23311: Building/Use — Illegal Conversion Of Residential Building/Space
2021-12-23DOB complaint, category ?
2021-12-20Bedbug filing: 0 infested units
2021-11-27Permit Mechanical Systems — Signed-off
2021-11-19Job filed: INSTALL NEW CHIMNEY LINER AS PER PLANS. NO CHANGE IN USE, OCCUPANCY, OR EGRESS.$15,800
2021-10-15311: New Tree Request — For One Address
2021-10-15311: New Tree Request — For One Address
2021-10-15311: New Tree Request — For One Address
2021-10-07311: New Tree Request — For One Address
2021-10-04311: Dead/Dying Tree — Planted More Than 2 Years Ago
2021-09-25311: Building/Use — Illegal Conversion Of Residential Building/Space
2021-09-25DOB complaint, category ?
2021-08-26FDNY inspection (RISK)
2021-08-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-09Permit PL — ISSUED
2021-04-23Bedbug filing: 0 infested units
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
2021-01-05Boiler inspection
2020
2020-10-28311: HEAT/HOT WATER — ENTIRE BUILDING
2020-10-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-10-16311: HEAT/HOT WATER — APARTMENT ONLY
2020-10-16Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2020-08-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2012-07-27HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOCKING DEVICE DOOR IN THE ENTRANCE LOCATED AT APT A4, 1st STORY
2012-07-27HPD class B: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WALLS AND CEILINGS IN THE ENTIRE APA
2012-07-27HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC-TILE WALLS AND FLOOR IN THE BATHROOM LOCATED
2012-07-27HPD class B: SECTION 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE WALL CABINETS IN THE KITCHEN LOCATED AT APT A4, 1st STORY
2012-07-27HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE WOOD FLOOOR IN THE ENTIRE APARTMENT LOCATED AT APT A4, 1st STORY
2012-07-17311: GENERAL CONSTRUCTION — FLOOR
2012-07-17311: PAINT - PLASTER — WALLS
2012-07-17311: GENERAL CONSTRUCTION — CABINETS
2012-07-17311: GENERAL CONSTRUCTION — LOCKS
2012-07-17311: GENERAL CONSTRUCTION — FLOOR
2012-07-17311: GENERAL CONSTRUCTION — CERAMIC-TILE
2012-07-17Tenant complaint: GENERAL — CERAMIC-TILE
2011-03-21Job filed: REVISED SCOPE OF WORK:REPLACE LOW PRESSURE BOILER AND OIL BURNER WITH LOW PRESSURE BOILER AND GAS/OIL BURNER AND CONNECT TO EXISTING GAS PIPING. NO CH$4,000
2008-12-06Tenant complaint: HEATING — HEAT RELATED
2008-11-23Tenant complaint: HEATING — HEAT RELATED
2007
2007-04-25Deed — from ARIS CRESCENT LLC to ARIS REALTY CORP.
2007-01-19DOB violation LL6291:
2006
2006-11-14Tenant complaint: HEATING — HEAT RELATED
2006-10-28Tenant complaint: HEATING — HEAT RELATED
2006-09-25Permit EQ — ISSUED
2006-09-21Job filed: PROPOSED INSTALLATION OF 110 LINEAR FEET OF HEAVY DUTY SIDEWALK SHED FOR REMEDIAL REPAIRS. SIDEWALK SHED SHALL COMPLY WITH LL 33/91 & TPPN 9/1999.
2006-09-21Job filed: PROPOSED INSTALLATION OF 110 LINEAR FEET OF HEAVY DUTY SIDEWALK SHED FOR REMEDIAL REPAIRS. SIDEWALK SHED SHALL COMPLY WITH LL 33/91 & TPPN 9/1999.
2005
2005-12-08Tenant complaint: HEATING — HEAT RELATED