The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. In ZIP 11372, 71% of residential buildings hold an A and
7% 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
8 service requests in the last three years. Most common: Lead (3) · New Tree Request (1) · Illegal Parking (1) · Damaged Tree (1) · Noise (1) · Water Maintenance (1).
Filed construction activity
$171,100 in permitted construction work filed since
2016 (6 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 (1921)
Yes
Six or more residential units (15)
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)
106-21ST STREET JACKSON HEIGHTS INC
Head officer
ZACH PETTICORD
Managing agent
GARDEN HEIGHTS PROPERTY MANAGEMENT, INC.
Last registered
2025-09-04
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
$1,149,000
$517,050
2026
$1,212,000
$545,400
2027
$1,434,000
$645,300
The city's market estimate has risen
25% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op
as if it were a rental building. Its 2022 estimate: gross income $314,820 a year
($19.08 per sq ft), operating expenses $173,085
($10.49 per sq ft), net operating income $141,735. These are the
city's estimates from comparable rentals, not the building's actual budget, rents or maintenance
charges.
Building systems
Heating fuel
NATURALGAS
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
82 St-Jackson Hts — 7 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none 74 St-Broadway — 7 E F M R · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 35 Av / 80 St — Q49 · 700 ft
Citi Bike
79 St & 37 Ave · 250 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: 222 (K-2), 69 (K-5) Middle: I.S. 230. Confirm with the DOE's school search.
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.
8 311 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: $350,000 on
2008-02-27 (lender: The Dime Savings Bank Of Williamsburgh). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2025-06-13
RPTT&RET $647,500 — from TONG, ANDREW YAN LUNG; TONG, BRENDA W to SHUBERT, REBECCA; DYSSEGAARD, DANIEL
$647,500
2025-06-05
Sold for $647,500
$647,500
$43,167
2023-07-17
RPTT&RET $700,000 — from ABBAS, DINA; COLLERY, JOHN to VATAVU, SORIN; OCHIS, ANDREEA
$700,000
2023-07-12
Sold for $700,000
$700,000
$46,667
2021-06-09
RPTT&RET $349,000 — from ALINE KINWORTHY, EXECUTOR; ESTATE OF HELGA KLEIN to BEELER, JEFF ALAN
$349,000
2021-05-24
Sold for $349,000
$349,000
$23,267
2021-01-08
RPTT&RET $450,000 — from FILIPPI, ANCA to KELLS, CLAIRE
$450,000
2020-12-15
RPTT&RET $680,000 — from APICELLI, MICHAEL; BROWN, LAURA to ABBAS, DINA; COLLERY, JOHN
$680,000
2020-11-19
Sold for $680,000
$680,000
$45,333
2020-11-09
Sold for $450,000
$450,000
$30,000
2019-08-20
RPTT&RET $625,000 — from MCDOWALL, DEVIN J; MCDOWALL, MARGO H to LEWEK, THOMAS JOHN; SCHAPIRO, ROSE DICHTER
$625,000
2019-08-07
Sold for $625,000
$625,000
$41,667
2018-04-24
RPTT&RET $618,000 — from DURAN, JULIA to PETTICHORD , ZACHARY; PETTICHORD , LEANNE
$618,000
2018-04-13
Sold for $618,000
$618,000
$41,200
2018-02-28
RPTT&RET $425,000 — from GAO, JIA LUN to MENKEVICH, MATTHEW; NEW , ELIZABETH
$425,000
Ten-year activity
20100
2017
2018
2019
2020
2021
17
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
2
3
2018
0
0
3
4
2
9
2019
0
0
6
2
2
10
2020
4
0
3
3
5
15
2021
0
0
7
3
2
12
2022
0
0
14
0
3
17
2023
0
0
3
2
2
7
2024
0
0
5
0
2
7
2025
0
0
4
2
4
10
2026
0
1
2
2
2
7
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-07-17RPTT&RET $700,000 — from ABBAS, DINA; COLLERY, JOHN to VATAVU, SORIN; OCHIS, ANDREEA$700,000
2023-07-12Sold for $700,000$700,000
2023-04-14Bedbug filing: 0 infested units
2023-03-28HPD 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
2022-07-05311: Damaged Tree — Entire Tree Has Fallen Down
2022-05-27311: Dead/Dying Tree — Planted More Than 2 Years Ago
2022-05-24311: Damaged Tree — Tree Leaning/Uprooted
2022-05-20Boiler inspection
2022-04-29311: Damaged Tree — Tree Alive - in Poor Condition
2022-04-25311: Damaged Tree — Tree Alive - in Poor Condition
2022-04-25311: Damaged Tree — Tree Alive - in Poor Condition
2022-04-21311: Overgrown Tree/Branches — Hitting Building
2022-04-11Boiler inspection — defects found
2022-04-11Boiler inspection
2022-02-08311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-02-07311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-12-31Bedbug filing: 0 infested units
2021-08-23311: Damaged Tree — Branch or Limb Has Fallen Down
2021-08-23311: Overgrown Tree/Branches — Hitting Building
2021-08-11311: Dead/Dying Tree — Planted More Than 2 Years Ago
2021-08-02311: Dead/Dying Tree — Planted More Than 2 Years Ago
2021-06-09RPTT&RET $349,000 — from ALINE KINWORTHY, EXECUTOR; ESTATE OF HELGA KLEIN to BEELER, JEFF ALAN$349,000
2021-06-08Boiler inspection
2021-06-08Boiler inspection
2021-05-24Sold for $349,000$349,000
2021-04-17Bedbug 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
2021-01-08RPTT&RET $450,000 — from FILIPPI, ANCA to KELLS, CLAIRE$450,000
2020
2020-12-15RPTT&RET $680,000 — from APICELLI, MICHAEL; BROWN, LAURA to ABBAS, DINA; COLLERY, JOHN$680,000
2020-12-12311: Noise - Vehicle — Car/Truck Music
2020-11-27Boiler inspection
2020-11-27Boiler inspection
2020-11-27Boiler inspection
2020-11-19Sold for $680,000$680,000
2020-11-09Sold for $450,000$450,000
2020-10-27Permit Plumbing — Permit Issued
2020-10-27Permit Boiler Equipment — Signed-off
2020-10-26Job filed: RECONNECT BOILER TO GAS LINE AND METER. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$1,000
2020-10-26Job filed: REPLACE BOILER. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$31,500
2020-08-17311: Lead — Lead Kit Request (Residential) (L10)
2020-06-02Boiler inspection — defects found
2020-06-02Boiler inspection — defects found
2020-05-26311: Dead/Dying Tree — Planted More Than 2 Years Ago
2019
2019-11-01HPD 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
2019-09-28311: Noise - Vehicle — Engine Idling
2019-08-20RPTT&RET $625,000 — from MCDOWALL, DEVIN J; MCDOWALL, MARGO H to LEWEK, THOMAS JOHN; SCHAPIRO, ROSE DICHTER$625,000
2019-08-07Sold for $625,000$625,000
2019-07-03Boiler inspection
2019-07-03Boiler inspection
2019-06-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-06-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-05-31311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2019-05-31311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-04-24RPTT&RET $618,000 — from DURAN, JULIA to PETTICHORD , ZACHARY; PETTICHORD , LEANNE$618,000
2018-04-15311: Lead — Lead Kit Request (Residential) (L10)
2018-04-13Sold for $618,000$618,000
2018-02-28RPTT&RET $425,000 — from GAO, JIA LUN to MENKEVICH, MATTHEW; NEW , ELIZABETH$425,000
2018-02-01311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-01-29Sold for $425,000$425,000
2017
2017-11-27Boiler inspection
2017-11-27Boiler inspection
2017-09-27311: Urinating in Public — N/A
2016
2016-12-15Rodent inspection: Passed
2016-11-17RPTT&RET $575,000 — from FOLEY, YVONNE to MCDOWALL, MARGO; MCDOWALL, DEVIN$575,000
2016-11-04Sold for $575,000$575,000
2016-07-20Permit EW — ISSUED
2016-06-01311: Dead/Dying Tree — Planted More Than 2 Years Ago
2016-04-22311: Lead — Lead Kit Request (Residential) (L10)
2016-04-16311: Noise - Residential — Loud Talking
2016-03-08Permit EW — ISSUED
2016-02-25311: Lead — Lead Kit Request (Residential) (L10)
2016-01-13Job filed: EXTERIOR FACADE REPAIRS INCLUDING BRICK REPLACEMENT, STONE LINTEL REPLACEMENT, WINDOW SILL REPLACEMENT, NO CHANGE IN USE, EGRESS OR OCCUPANCY.$11,250
2016-01-13Job filed: EXTERIOR FACADE REPAIRS INCLUDING BRICK REPLACEMENT, STONE LINTEL REPLACEMENT, WINDOW SILL REPLACEMENT, NO CHANGE IN USE, EGRESS OR OCCUPANCY.$11,250
2016-01-05Job filed: EXTERIOR FACADE REPAIRS INCLUDING BRICK REPLACEMENT, STONE LINTEL REPLACEMENT, RE-POINTING, WINDOW SILL REPLACEMENT, NO CHANGE IN USE, EGRESS OR OCCUP$58,050
2016-01-05Job filed: EXTERIOR FACADE REPAIRS INCLUDING BRICK REPLACEMENT, STONE LINTEL REPLACEMENT, RE-POINTING, WINDOW SILL REPLACEMENT, NO CHANGE IN USE, EGRESS OR OCCUP$58,050
2015
2015-05-15RPTT&RET $339,500 — from LAMONT, DUNCAN; FALTIN, MEREDITH to AUZIMOUR, BENJAMIN; LOUIS-JOSEPH, MELANIE$339,500
2014
2014-11-17RPTT&RET $414,000 — from MURRAY, SHANE; DALY, NINA to FOLEY, YVONNE$414,000
2009-08-19RPTT&RET $122,500 — from SMITH , WILLIAM G; SMITH, VERONICA A to SMITH, WILLIAM G$122,500
2009-05-11RPTT&RET $285,000 — from MARTINEZ, NANCY to FALTIN, MEREDITH L; LAMONT, DUNCAN W$285,000
2009-04-30RPTT&RET $345,000 — from DEGUISEPPE, FRANK to LIM, EUGENE; SONDHEIM, JOANNA$345,000
2009-04-15DOB complaint, category ?
2009-03-11DOB complaint, category ?
2008
2008-12-16Permit EQ — ISSUED
2008-05-18DOB complaint, category ?
2008-03-05DOB complaint, category ?
2008-02-27Mortgage $350,000 — from 106-21, STREET, JACKSON HEIGHTS INCORPOR to THE DIME SAVINGS BANK OF WILLIAMSBURGH$350,000
2008-02-27Mortgage assigned — from THE DIME SAVINGS BANK OF WILLIAMSBURGH to FEDERAL NATIONAL MORTGAGE ASSOCIATION
2008-01-03ECB Hazardous violation: OUTRIGGER BEAMS NOT SET UP ACCORDING TO APPROVED PLANS$500
2007
2007-12-14Permit EW — ISSUED
2007-11-26Permit EQ — ISSUED
2007-11-13Job filed: INSTALLATION OF 120 LINEAR FEET OF HEAVY DUTY SIDEWALK SHED FOR REMEDIAL REPAIRS. SIDEWALK SHED SHALL COMPLY TO LL 33/91 AND TPPN 9/1999. NO CHANGE IN
2007-10-15Permit EW — ISSUED
2007-10-10Job filed: Replace existing terracotta parapet and cornice with new and rebuilt brick chimney at roof level. All work per drawings filed herewith. NO CHANGE IN U$80,000
2007-06-15RPTT — from DIGUISEPPE, FRANK; DIGUISEPPE, DENNIS to DIGUISEPPE, FRANK
2007-06-15RPTT&RET $255,000 — from ESTATE OF JOANNE TAYLOR to EHRLICH, ROSALIE; MAHR, MICHAEL$255,000
2007-05-03RPTT&RET $402,000 — from HENRY, WILBUR E to BURTT, CAREY; RACHLEFF-BURTT, MELISSA$402,000
2006
2006-03-28RPTT&RET $280,000 — from ESTATE OF ANNE ROOT to MURRAY, SHANE; DALY, NINA M$280,000
2005
2005-07-19Job filed: Proposed: Repairing and flushing all parapets and vents. No change of occupancy use or means of egress.$50,000
2005-07-19Job filed: Proposed: Repairing and flushing all parapets and vents. No change of occupancy use or means of egress.$50,000
2004
2004-10-15RPTT&RET — from TONG, KEE E; TONG, ANDREW Y.; CHAN, LAI PING to TONG, ANDREW YAN LUNG; TONG, BRENDA W
2001
2001-02-27DOB violation LL6291:
1998
1998-08-05Permit EW — ISSUED
1998-08-05Permit PL — ISSUED
1998-05-04DOB violation LL6291:
1994
1994-03-02LDMK — from NYC LANDMARK PRESERVATION COMMISSION to JACKSON HEIGHTS HISTORIC DISTRICT
1975
1975-11-24SAGE — from METROPOLITAN LIFE INSURANCE COMPANY; 106-21ST STREET JACKSON HEIGHTS INC
1970
1970-11-20SAGE — from METROPOLITAN LIFE INSUR CO; 106-21ST JACKSON HEIGHTS INC