A sustained record of distress well beyond its peers. More recorded distress than 98% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 124.7. In ZIP 11375, 92% of residential buildings hold an A and
1% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-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
8 heat or hot-water complaints in the last three years (winter 2023–24: 8).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
29 service requests in the last three years. Most common: Noise (8) · UNSANITARY CONDITION (5) · HEAT/HOT WATER (4) · GENERAL (3) · DOOR/WINDOW (3) · Plumbing (2).
Filed construction activity
$274,444 in permitted construction work filed since
2016 (9 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 (1920)
No
Six or more residential units (2)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. 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)
BJM INC
Head officer
ROSA SABRINA S CUSUMANO
Managing agent
BJM, INC
Last registered
2025-09-11
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
$1,719,000
$103,140
2026
$1,918,000
$115,080
2027
$1,971,000
$118,260
The city's market estimate has risen
15% between tax years 2025 and 2027.
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.
29 311 service requests from this address in the last three years — 4 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $160,000 on
2009-07-10 (lender: Maspeth Federal Savings And Loan Association). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2009-07-10
Mortgage $160,000 — from B.J.M., INC. to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$160,000
2009-07-10
AL&R $160,000 — from B.J.M., INC. to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$160,000
1987-10-19
Mortgage $214,500 — from AMBALU, ISAKHAR; AMBALU, DAVID to LONG ISLAND SAVINGSBANK
$214,500
1987-01-12
Mortgage $200,000 — from HOMER, MARIA; COHEN, GERARD S. to LUBRANO, WILLIAM A.; LUBRANO, ALICIA
$200,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
39
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
3
0
1
4
2019
0
0
2
0
1
3
2020
0
0
0
0
1
1
2021
0
0
3
0
1
4
2022
4
0
2
0
1
7
2023
11
0
26
0
2
39
2024
0
0
24
2
3
29
2025
0
2
6
0
2
10
2026
0
1
1
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-01-05Tenant complaint: GENERAL — VENTILATION SYSTEM
2024-01-05311: GENERAL — VENTILATION SYSTEM
2024-01-05311: HEAT/HOT WATER — APARTMENT ONLY
2024-01-05311: GENERAL — CABINET
2024-01-05311: DOOR/WINDOW — WINDOW PANE
2024-01-05311: UNSANITARY CONDITION — MOLD
2024-01-05311: UNSANITARY CONDITION — PESTS
2024-01-05311: DOOR/WINDOW — DOOR
2024-01-05311: DOOR/WINDOW — DOOR
2023
2023-12-28HPD 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
2023-12-27HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 4 SQ FT AT NORTH WALL IN THE KITCHEN LOCATED AT
2023-12-27HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF STEAM ESCAPING FROM RADIATOR IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 2R, 2
2023-12-27HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 4 SQ FT AT NORTH WALL IN THE KITCHEN LOCATED AT
2023-12-27HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 6 SQ FT AT NORTH WALL AND APPROX 10 SQ FT AT WES
2023-12-22Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-22311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-22311: UNSANITARY CONDITION — MOLD
2023-12-21HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... 1ST WINDOW FROM WEST AT NORTH CASING AND STOOL APPROXIM
2023-12-21HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... 1ST AND SECOND WINDOWS FROM WEST AT NORTH STOOLS AND CA
2023-12-21HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... 1ST WINDOW FROM WEST AT NORTH CASING AND STOOL APPROXIM
2023-12-21HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... 1ST AND SECOND WINDOWS FROM WEST AT NORTH STOOLS AND CA
2023-12-21HPD class A: § 27-2023 ADMIN. CODE: PROVIDE SUFFICIENT,PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL
2023-12-21HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROXIMATELY 10 SQUARE FEET AT CEILING IN THE BATHROOM
2023-05-16Job filed: SUBSEQUENT FILING OF MECHANICAL WORK IN CONJUNCTION WITH DOB#Q07995847-I1. WORK INCLUDES THE INSTALLATION OF HVAC UNITS AS PER THE PLAN HEREWITH.$15,000
2023-03-21Permit General Construction — Signed-off
2023-03-20Job filed: STORE RENOVATION INCLUDING INSTALLATION OF PARTITIONS, DOORS, LIGHTING FIXTURES, REPLACEMENT OF FLOORINGS, AND MINOR CARPENTRY WORKS. AND REPLACEMENT $57,750
2023-03-20Job filed: INSTALLATION OF PLUMBING FIXTURES.$20,997
2023-03-08Permit Construction Fence — Signed-off
2023-03-08Job filed: INSTALLATION OF PLUMBING FIXTURES.$21,000
2023-03-08Job filed: STORE RENOVATION INCLUDING INSTALLATION OF PARTITIONS, DOORS, LIGHTING FIXTURES, REPLACEMENT OF FLOORINGS, AND MINOR CARPENTRY WORKS. AND REPLACEMENT $57,750
2023-03-01Job filed: INSTALLATION OF CONSTRUCTION FENCE IN CONJUNCTION WITH DOB#Q07995847-I1. NO CHANGE IN USE, EGRESS, AND OCCUPANCY UNDER THIS APPLICATION.$3,200
2023-01-24Permit General Construction — Signed-off
2023-01-20Permit Plumbing — Signed-off
2022
2022-12-02Boiler inspection
2022-10-28Permit General Construction — Signed-off
2022-10-10Job filed: NEW STEEL BEAM TO ENHANCE STRUCTURAL STABILITY$20,000
2022-09-19Job filed: STORE RENOVATION INCLUDING INSTALLATION OF PARTITIONS, DOORS, LIGHTING FIXTURES, REPLACEMENT OF FLOORINGS, AND MINOR CARPENTRY WORKS. AND REPLACEMENT $57,750
2022-09-19Job filed: INSTALLATION OF PLUMBING FIXTURES.$20,997
2022-07-25311: Air Quality — Air: Odor/Fumes, Vehicle Idling (AD3)
2022-03-21311: Consumer Complaint — Retail Store
2021
2021-10-29311: Consumer Complaint — Other
2021-09-20Boiler inspection
2021-05-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-06-30Boiler inspection
2019
2019-08-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-06-04Boiler inspection
2019-02-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2016-03-29311: City Vehicle Placard Complaint — N/A
2015
2015-02-10311: Hazardous Materials — Chemical Odor (HD1)
2015-02-10311: Industrial Waste — Odor In Sewer/Catch Basin (ICB)
2014
2014-10-16311: City Vehicle Placard Complaint — N/A
2013
2013-12-05Permit AL — ISSUED
2013-12-05Job filed: INTERIOR RENOVATION FOR EXISTING STORE AT FIRST FLOOR AND CELLAR. NO CHANGE ON USE, OCCUPANCY OR EGRESS.$39,000
2011
2011-12-13DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2010 INSPECTION REPORT
2010
2010-07-28Permit EW — ISSUED
2010-06-25Job filed: FILING APPLICATION TO CONSTRUCT BOILER ROOM AROUND EXISTING OIL BOILER IN CELL AR. NO CHANGE, IN USE, EGRESS OR OCCUPANCY.$2,500
2010-06-25Job filed: FILING APPLICATION TO CONSTRUCT BOILER ROOM AROUND EXISTING OIL BOILER IN CELL AR. NO CHANGE, IN USE, EGRESS OR OCCUPANCY.$2,500
2009
2009-07-10Mortgage $160,000 — from B.J.M., INC. to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$160,000
2009-07-10AL&R $160,000 — from B.J.M., INC. to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$160,000
2009-01-21SAGE — from CUSUMANO, GUARDIAN, ROSA SABRINA; CUSUMANO, A/K/A, SABRINA; CUSUMANO, PETER
2009-01-09Tenant complaint: NONCONST — VERMIN
2008
2008-11-19Tenant complaint: HEATING — HEAT RELATED
2007
2007-12-18ECB Non-Hazardous violation: RESIDENCE ALTERED FOR OCCUPANCY AS A DWELLING FOR MORE THAN THE LEGALLY APPROVED # OF FAMILIES. DOB RECORDS INDICATE PREMISE TO BE
2007-12-18ECB Non-Hazardous violation: WORK W/O PERMIT: WORK NOTED: @ 2ND FLR INSTALLED WATER & WASTE LINES FOR A 3PC BTHRM SINK TOILET, SHOWER RESIDENTIAL SINK & GAS LI
2007-11-18DOB complaint, category ?
2004
2004-02-28Tenant complaint: HEATING — HEAT RELATED
2002
2002-06-24Mortgage satisfied — from AMBALU, ISAKHAR (ETAL) to LONG ISLAND SVGS BANK
2002-06-24WSAT — from AMBALU, ISAKHAR to GREENPOINT BANK
2002-03-26DOB violation LL6291:
2001
2001-12-11Deed — from AMBALU, DAVID; AMBALU, ISAKHAR to BJM INC
2001-12-11PAT — from AMBALU, DAVID to AMBALU, ISAKHAR
1998
1998-02-20Mortgage assigned — from AMBALU, DAVID; AMBALU, ISAKHAR to GREENPOINT BANK
1998-02-20Agreement — from GREENPOINT BANK to AMBALU, DAVID; AMBALU, ISAKHAR
1998-02-20Mortgage assigned — from LONG ISLAND SAVINGSBANK to GREENPOINT BANK
1997
1997-09-16DOB violation LL6291:
1993
1993-06-28DOB violation LL6291:
1987
1987-10-19Deed — from COHEN, GERARD S.; HOMER, MARIA to AMBALU, ISAKHAR; AMBALU, DAVID
1987-10-19Mortgage $214,500 — from AMBALU, ISAKHAR; AMBALU, DAVID to LONG ISLAND SAVINGSBANK$214,500
1987-10-19Mortgage satisfied — from COHEN, GERARD S. ETAL to LUBRANO, WOILLIAM A.ETAL
1987-01-12Mortgage $200,000 — from HOMER, MARIA; COHEN, GERARD S. to LUBRANO, WILLIAM A.; LUBRANO, ALICIA$200,000
1987-01-12Deed — from LUBRANO, WILLIAM A.; LUBRANO, ALICIA to HOMER, MARIA; COHEN, GERARD S.
1981
1981-08-27Deed — from KRAEMER EDGAR O to ALICIA LUBRANO; WILLIAM A LUBRANO
1979
1979-04-19Mortgage assigned — from ROSE SOL to GODY S ROSE; MYRNA J ROSE; JACQUELYN FRIED
1979-03-14Mortgage — from KRAEMER EDGAR O to SOL ROSE
1979-03-14Deed — from ROSE SOL to EDGAR O KRAEMER
1970
1970-06-26Deed — from KUVET WILLIAM to SOL ROSE
1969
1969-03-20Mortgage — from KUVET WILLIAM to NASSAU FINANCIAL CORP
1967
1967-01-19Mortgage assigned — from DORSEY REALTY CO INC to MURRAY SEEMAN