The city's published records show little recorded distress here in the last three years. Less recorded distress than 77% 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 3.9. 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
2 heat or hot-water complaints in the last three years (winter 2024–25: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
34 service requests in the last three years. Most common: Illegal Parking (13) · Animal (7) · Noise (4) · Blocked Driveway (3) · Unsanitary Animal Pvt Property (2) · ELECTRIC (1).
Filed construction activity
$74,665 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
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
$2,931,000
$1,318,950
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 · 650 ft
Citi Bike
21 Ave & Crescent St · 400 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.
34 311 service requests from this address in the last three years — 1 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
AL&R $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
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
Mortgage $3,500,000 — from ARIS CRESCENT LLC to INDEPENDENCE COMMUNITY BANK
$3,500,000
2005-09-30
AL&R $3,500,000 — from INDEPENDENCE COMMUNITY BANK to ARIS CRESCENT LLC
$3,500,000
2003-11-28
AL&R $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$12,500,000
2003-11-28
Agreement $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$12,500,000
2003-11-28
Mortgage $1,641,113 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK
$1,641,113
2002-04-22
Mortgage $3,899,249 — from ARIS CRESCENT LLC to NEW YORK COMMUNITY BANK
$3,899,249
1997-08-05
Mortgage $145,492 — from CRESCENT LLC to QUEENS COUNTY SAVINGS BANK
$145,492
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
1985-05-30
Mortgage $668,564 — from MALLIS, GEORGE to ATLANTIC BANK/NY
$668,564
Ten-year activity
50250
2017
2018
2019
2020
47
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
2
0
0
3
2018
0
0
7
0
1
8
2019
0
0
8
0
1
9
2020
0
0
2
4
2
8
2021
4
1
41
0
1
47
2022
0
1
6
0
1
8
2023
4
0
8
0
1
13
2024
0
2
9
0
4
15
2025
0
0
13
0
1
14
2026
0
0
15
0
1
16
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2025-09-23311: Animal-Abuse — Other (complaint details)
2025-04-01311: Animal-Abuse — Neglected
2025-03-30HPD class A: § 53, 187, 231 M/D LAW AND DEPARTMENT RULES AND REGULATIONS. PROVIDE A SHOE PROPERLY SECURED TO BOTTOM OF STRING OF DROPLADDER AT THE 2ND FI
2025-03-29311: HEAT/HOT WATER — ENTIRE BUILDING
2025-03-29Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2021-09-15Permit General Construction — Signed-off
2021-09-08Job filed: ALT 2 FILING FOR FACADE REPAIRS BRICK REPLACEMENT AND WATERPROOFING. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$36,965
2021-08-31FDNY inspection (RISK)
2021-08-12Permit Sidewalk Shed — Signed-off
2021-07-28Job filed: Proposed installation of a temporary sidewalk shed as per plans submitted. Work shall comply with 2014 building codes, chapter 33. No change in use, e$4,500
2021-06-28HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2021-06-28HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2021-06-28HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2021-06-07311: GENERAL — JANITOR/SUPER
2021-06-07311: Indoor Air Quality — Sewage Odor
2021-06-07Tenant complaint: GENERAL — JANITOR/SUPER
2021-06-06311: Indoor Air Quality — Sewage Odor
2021-06-05HPD class C: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE THE SOUTH AND EAST WALL SHEETROCK 8 SQUARE FEET IN THE KITC
2021-06-05HPD class C: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE BASE CABINET TOTALY DISCONNECTED IN THE KITCHEN LOCATED AT APT C7, 3rd STORY, 1st APARTMENT FRO
2021-06-05HPD class C: § 27-2026 ADM CODE REPAIR THE BROKEN OR DEFECTIVE CONNECTION SINK TOTALY DISCONNECTED IN THE KITCHEN LOCATED AT APT C7, 3rd STORY, 1st APART
2021-06-05HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE KITCHEN , THE BAT
2021-06-05HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... THE NORTH WALL 4 SQAURE FEET IN THE BATHROOM LOCATED AT
2021-06-05HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SEWAGE SMELL AT DISCONNECTRD SINK WASTE PIPE. IN THE KITCHEN LOCATED AT AP
2021-06-05HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF RODENTS RATS IN THE ENTIRE APARTMENT LOCATED AT APT C7, 3rd STORY, 1st APARTME
2021-06-04311: Lead — Lead Kit Request (Residential) (L10)
2021-06-04311: UNSANITARY CONDITION — MOLD
2021-06-04311: WATER LEAK — SLOW LEAK
2021-06-04Tenant complaint: WATER LEAK — SLOW LEAK
2021-04-16HPD 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
2021-04-10311: Blocked Driveway — No Access
2021-01-31311: APPLIANCE — ELECTRIC/GAS RANGE
2021-01-31Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2021-01-29311: Illegal Parking — Blocked Hydrant
2021-01-05Boiler inspection
2020
2020-04-14311: Damaged Tree — Tree Trunk Split
2020-02-24Agreement $20,000,000 — from ARIS CRESCENT LLC; ARIS CRESCENT II LLC to APPLE BANK FOR SAVINGS$20,000,000
2020-02-24Boiler inspection
2020-02-24Mortgage assigned — from FANNIE MAE to APPLE BANK FOR SAVINGS
2020-02-24AL&R $20,000,000 — from ARIS CRESCENT LLC; ARIS CRESCENT II LLC to APPLE BANK FOR SAVINGS$20,000,000
2020-02-24Mortgage $2,564,050 — from ARIS CRESCENT II LLC; ARIS CRESCENT LLC to APPLE BANK FOR SAVINGS$2,564,050
2020-01-27311: Illegal Parking — Blocked Hydrant
2020-01-14Boiler inspection — defects found
2019
2019-06-12311: HEAT/HOT WATER — ENTIRE BUILDING
2019-06-12Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2019-06-10311: Water System — No Water (WNW)
2019-06-10311: PLUMBING — WATER SUPPLY
2019-06-10Tenant complaint: PLUMBING — WATER SUPPLY
2019-06-08311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-02-18311: Non-Emergency Police Matter — Other (complaint details)
2019-02-18311: Non-Emergency Police Matter — Other (complaint details)
2019-01-16Boiler inspection — defects found
2018
2018-10-24311: HEAT/HOT WATER — ENTIRE BUILDING
2018-10-24Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2010-02-19Tenant complaint: HEATING — HEAT RELATED
2010-01-30311: HEATING — HEAT
2010-01-30Tenant complaint: HEATING — HEAT RELATED
2010-01-18311: HEATING — HEAT
2010-01-18311: HEATING — HEAT
2010-01-18Tenant complaint: HEATING — HEAT RELATED
2010-01-18Tenant complaint: HEATING — HEAT RELATED
2009
2009-12-31DOB violation LBLVIO:
2008
2008-10-17DOB complaint, category ?
2008-09-23ECB CLASS - 1 violation: LICENSED RIGGER FAILED TO ENSURE SCAFFOLD WORKER MET MINIMUM REQUIREMENTS. OBSERVED WORKERS ON SCAFFOLDS AT EXP 1 W/OUT CERTIFICAT$1,600
2007
2007-04-25Deed — from ARIS CRESCENT LLC to ARIS REALTY CORP.
2007-04-18HPD litigation: Heat and Hot Water
2007-04-09Tenant complaint: HEATING — HEAT RELATED
2007-04-09Tenant complaint: HEATING — HEAT RELATED
2007-01-19DOB violation LL6291:
2007-01-02Permit EQ — ISSUED
2006
2006-10-27Permit EQ — ISSUED
2006-10-25Job 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.
2006-02-14DOB complaint, category ?
2005
2005-09-30Mortgage $3,500,000 — from ARIS CRESCENT LLC to INDEPENDENCE COMMUNITY BANK$3,500,000
2005-09-30AL&R $3,500,000 — from INDEPENDENCE COMMUNITY BANK to ARIS CRESCENT LLC$3,500,000
2005-01-31Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2004
2004-11-16AALR — from INDEPENDENCE COMMUNITY BANK to FANNIE MAE
2004-11-16Mortgage assigned — from INDEPENDENCE COMMUNITY BANK to FANNIE MAE
2003
2003-11-28AL&R $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK$12,500,000
2003-11-28Agreement $12,500,000 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK$12,500,000
2003-11-28Deed — from ARIS REALTY CORP to ARIS CRESCENT, LLC
2003-11-28Mortgage assigned — from QUEENS COUNTY SAVINGS BANK to INDEPENDENCE COMMUNITY BANK
2003-11-28Mortgage $1,641,113 — from ARIS CRESCENT, LLC to INDEPENDENCE COMMUNITY BANK$1,641,113