A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 11.7. In ZIP 11385, 73% of residential buildings hold an A and
5% 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
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
92 service requests in the last three years. Most common: Illegal Parking (69) · Noise (11) · Blocked Driveway (5) · Derelict Vehicles (2) · Dirty Condition (2) · Snow or Ice (1).
Filed construction activity
$610,725 in permitted construction work filed since
2016 (13 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 (1930)
No
Six or more residential units (3)
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)
68-22 FOREST LLC
Head officer
KERMIT WESTERGAARD
Managing agent
68-22 FOREST LLC
Last registered
2025-09-13
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
$1,179,000
$530,550
2026
$1,285,000
$578,250
2027
$1,439,000
$647,550
The city's market estimate has risen
22% 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.
92 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $1,400,000 on
2019-04-24 (lender: Valley National Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2019-04-24
Deed $2,000,000 — from NOWIK, EWELINA; NOWIK, ANDRZEJ; LOMECKI, PIOTR; LOMECKA, MARIA; NOWIK, PETER to 68-22 FOREST LLC
$2,000,000
2019-04-24
Mortgage $1,400,000 — from 68-22 FOREST LLC to VALLEY NATIONAL BANK
$1,400,000
2019-04-24
AL&R $1,400,000 — from 68-22 FOREST LLC to VALLEY NATIONAL BANK
$1,400,000
2019-03-28
Sold for $2,000,000
$2,000,000
$666,667
2012-10-22
AL&R $350,000 — from 68-22 FOREST AVENUE LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$350,000
2012-10-22
Mortgage $350,000 — from 68-22 FOREST AVENUE LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$350,000
2012-10-22
Deed $840,000 — from KOCSIS, GEORGE to 68-22 FOREST AVENUE LLC
$840,000
2010-09-22
AL&R $230,000 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$230,000
2010-09-22
Mortgage $72,088 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$72,088
2010-09-22
Agreement $230,000 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$230,000
2008-02-28
Mortgage $50,000 — from KOCSIS, ELISABETA to KOCSIS, OTTILIA
$50,000
2007-06-26
Mortgage $30,000 — from KOCSIS, ELISABETA to RIDGEWOOD SAVINGS BANK
$30,000
2003-09-13
Mortgage $92,545 — from KOCSIS, ELISABETA to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI
$92,545
2003-09-13
Agreement $250,000 — from MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI to KOCSIS, ELISABETA
$250,000
1999-07-20
Mortgage $190,000 — from KOCSIS, ELISABETA to MASPETH FEDERAL SAVINGS &LOAN ASSOCIATIO
$190,000
Ten-year activity
100500
2017
2018
2019
2020
2021
2022
2023
2024
71
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
1
2
2018
0
0
7
0
1
8
2019
6
0
7
9
1
23
2020
3
0
4
0
1
8
2021
0
0
11
0
0
11
2022
0
0
30
0
1
31
2023
6
2
26
0
1
35
2024
3
0
21
0
1
25
2025
6
0
63
0
2
71
2026
1
1
9
0
2
13
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Job filed: INTERIOR RENOVATION/DEMO OF APARTMENTS 2F AND 2R FOR EXISTING KITCHEN, REMOVE ONE INTERIOR WALL, RECONFIGURE EXISTING CLOSET, REFINISH FLOORS WITH MO
2025-12-19
Job filed: MODIFICATION TO PLIMBING FIXTURES FOR INTERIOR RENOVATION OF APARTMENTS 2F & 2R. NO CHANGE TO USE, EGRESS OR OCCUPANCY.
2025-12-15
Boiler inspection
2025-12-02
Bedbug filing: 0 infested units
2025-11-21
311: Dirty Condition — Trash
2025-11-21
311: Derelict Vehicles — Derelict Vehicles
2025-11-19
311: Missed Collection — Bulky Trash
2025-11-07
Restaurant inspection: HELLBENDER
2025-10-31
311: Illegal Parking — Unauthorized Bus Layover
2025-10-31
311: Illegal Parking — Unauthorized Bus Layover
2025-10-26
311: Illegal Parking — Unauthorized Bus Layover
2025-10-25
311: Illegal Parking — Unauthorized Bus Layover
The full timeline
2026
2026-09-21311: Blocked Driveway — Partial Access
2026-09-21311: Blocked Driveway — No Access
2026-07-11311: Blocked Driveway — No Access
2026-06-24Restaurant inspection: HELLBENDER — grade A
2025-12-31Permit General Construction — Permit Issued
2025-12-31Permit Mechanical Systems — Permit Issued
2025-12-19Job filed: INTERIOR RENOVATION/DEMO OF APARTMENTS 2F AND 2R FOR EXISTING KITCHEN, REMOVE ONE INTERIOR WALL, RECONFIGURE EXISTING CLOSET, REFINISH FLOORS WITH MO$176,000
2025-12-19Job filed: MODIFICATION TO PLIMBING FIXTURES FOR INTERIOR RENOVATION OF APARTMENTS 2F & 2R. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$34,000
2025-05-12311: Illegal Parking — Unauthorized Bus Layover
2025-05-12311: Illegal Parking — Unauthorized Bus Layover
2025-05-11311: Illegal Parking — Unauthorized Bus Layover
2025-05-08311: Illegal Parking — Unauthorized Bus Layover
2025-05-07311: Illegal Parking — Unauthorized Bus Layover
2025-05-07311: Illegal Parking — Unauthorized Bus Layover
2025-04-27311: Illegal Parking — Unauthorized Bus Layover
2025-04-27311: Illegal Parking — Unauthorized Bus Layover
2025-04-26311: Illegal Parking — Blocked Sidewalk
2025-04-26311: Illegal Parking — Unauthorized Bus Layover
2025-04-22311: Illegal Parking — Unauthorized Bus Layover
2025-04-20311: Illegal Parking — Unauthorized Bus Layover
2025-04-12311: Illegal Parking — Unauthorized Bus Layover
2025-04-12311: Illegal Parking — Unauthorized Bus Layover
2025-04-12311: Illegal Parking — Unauthorized Bus Layover
2025-04-12311: Illegal Parking — Unauthorized Bus Layover
2025-03-17Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2025-02-24311: Illegal Parking — Unauthorized Bus Layover
2025-02-10311: Snow or Ice — Sidewalk
2025-02-08Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2025-02-06311: Illegal Parking — Unauthorized Bus Layover
2024
2024-12-20311: Illegal Parking — Blocked Sidewalk
2024-12-19Boiler inspection
2024-12-02Bedbug filing: 0 infested units
2024-11-11Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2024-03-04Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2023-11-27HPD 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
2023-11-24Permit General Construction — Signed-off
2023-11-22Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2023-11-17311: Blocked Driveway — Partial Access
2023-10-30Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS.$23,500
2023-09-14Job filed: INTERIOR RENOVATION OF EXISTING EATING AND DRINKING ESTABLISHMENT ON FIRST FLOOR AND CELLAR. NO CHANGE IN USE, OCCUPANCY, OR EGRESS.$55,000
2023-09-14Job filed: SUBSEQUENT FILING ASSOCIATED WITH INTERIOR RENOVATION WORK TO INCLUDE NEW PLUMBING FIXTURES & REPLACEMENT AS PER PLANS. NEW GAS APPLIANCES & GAS PIPIN$27,500
2023-08-17HPD class B: § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES FLOWER POTS AT 3RD STO
2023-08-17HPD class B: § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES FLOWER POTS AT 2ND STO
2021-09-30311: Illegal Parking — Unauthorized Bus Layover
2021-09-30311: Illegal Parking — Unauthorized Bus Layover
2021-09-30311: Illegal Parking — Unauthorized Bus Layover
2021-09-20311: Blocked Driveway — Partial Access
2021-09-12311: Blocked Driveway — No Access
2021-08-20311: Blocked Driveway — No Access
2021-07-21Bedbug filing: 0 infested units
2021-04-15HPD 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
2020-11-01311: Illegal Parking — Unauthorized Bus Layover
2020-01-20Job filed: APPLICATION FILED IN CONJUNCTION WITH JOB 440548463, TO INSTALL AC UNIT AND EXHAUST SYSTEMS AS PER PLANS.$27,000
2019
2019-12-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2019-07-02Job filed: FILING FOR TEMPORARY CONSTRUCTION FENCE$5,000
2019-06-26Permit PL — ISSUED
2019-05-28Permit EW — ISSUED
2019-05-21Job filed: INTERIOR RENOVATION OF EATING AND DRINKING ESTABLISHMENT ON FIRST FLOOR AS SHOWN ON PLANS. NO CHANGE IN USE, OCCUPANCY OR EGRESS$125,225
2019-05-16Mortgage satisfied — from 68-22 FOREST AVENUE LLC to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI
2019-05-07311: Illegal Parking — Blocked Sidewalk
2019-04-24PAT — from NOWIK, EWELINA M to NOWIK, PETER
2019-04-24CORRD — from 68-22 FOREST AVENUE LLC to NOWIK, PETER; NOWIK, ANDRZEJ; NOWIK, EWELINA; LOMECKA, MARIA; LOMECKI, PIOTR
2019-04-24Deed $2,000,000 — from NOWIK, EWELINA; NOWIK, ANDRZEJ; LOMECKI, PIOTR; LOMECKA, MARIA; NOWIK, PETER to 68-22 FOREST LLC$2,000,000
2019-04-24Mortgage $1,400,000 — from 68-22 FOREST LLC to VALLEY NATIONAL BANK$1,400,000
2019-04-24AL&R $1,400,000 — from 68-22 FOREST LLC to VALLEY NATIONAL BANK$1,400,000
2019-04-18311: Illegal Parking — Unauthorized Bus Layover
2019-03-28Sold for $2,000,000$2,000,000
2019-03-26Deed — from 68-22 FOREST AVENUE LLC to LOMECKI, PIOTR; MOWIK, PETER; NOWIK, ANDRZEJ; LOMECKA, MARIA; NOWIK, EWELINA
2019-03-13Deed transfer (nominal price)
2018
2018-10-24HPD 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
2018-10-05311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-06-18311: Blocked Driveway — No Access
2018-06-18311: Blocked Driveway — No Access
2018-03-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2016-11-21HPD 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
2010-09-22Deed — from GEORGE KOCSIS AS EXECUTOR OF ELISABETA K to KOCSIS, GEORGE
2010-09-22Mortgage satisfied — from KOCSIS, ELISABETA to KOCSIS, OTTILIA
2010-09-22AL&R $230,000 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$230,000
2010-09-22Mortgage $72,088 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$72,088
2010-09-22Agreement $230,000 — from KOCSIS, GEORGE to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$230,000
2008
2008-02-28Mortgage $50,000 — from KOCSIS, ELISABETA to KOCSIS, OTTILIA$50,000
2008-02-25Mortgage satisfied — from KOCSIS, ELISABETA to RIDGEWOOD SAVINGS BANK
2007
2007-06-26Mortgage $30,000 — from KOCSIS, ELISABETA to RIDGEWOOD SAVINGS BANK$30,000
2003
2003-09-13Mortgage $92,545 — from KOCSIS, ELISABETA to MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI$92,545
2003-09-13Agreement $250,000 — from MASPETH FEDERAL SAVINGS & LOAN ASSOCIATI to KOCSIS, ELISABETA$250,000
2003-03-03DOB complaint, category ?
2000
2000-01-12Mortgage satisfied — from KOCSIS, ELIZABETA to RIDGEWOOD SAVINGS BANK
1999
1999-07-20Mortgage $190,000 — from KOCSIS, ELISABETA to MASPETH FEDERAL SAVINGS &LOAN ASSOCIATIO$190,000
1998
1998-04-23Mortgage $50,000 — from KOCSIS, ELISABETA to RIDGEWOOD SAVINGS BANK$50,000
1998-03-06Mortgage satisfied — from KOCSIS, ELISABETA to RIDGEWOOD SAVINGS BANK
1995
1995-08-29DOB violation LL6291:
1993
1993-06-28DOB violation LL6291:
1991
1991-08-21ECB Non-Hazardous violation: WORK WITHOUT A PERMIT. WORK NOTED:CURB CUT AT 68TH RD. NO CURB CUT PERMIT ON FILE. REMEDY:OBTAIN A CURB CUT PERMIT IF FEASIBLE
1991-07-17DOB complaint, category ?
1989
1989-11-15Mortgage satisfied — from KOCSIS,ELIZABETA to HRIBAR,JOHN,ETAL
1989-11-15Mortgage $100,000 — from KOCSIS, ELISABETA to RIDGEWOOD SAVS BANK$100,000
1982
1982-05-28Mortgage $40,000 — from KOCSIS, ELISABETA to HRIBAR, JOHN; HRIBAR, MARIJA$40,000
1982-05-28Deed — from HRIBAR, MARIJA; HRIBAR, JOHN to KOCSIS, ELISABETA
1982-05-28Mortgage satisfied — from HRIBAR, JOHN ETAL to MERCHANT BAKERS ASSOC
1972
1972-03-28Mortgage — from HRIBAR MARIJA; HRIBAR JOHN to MERCHANT T BAKERS ASSOCIATON OF BKLYN &
1972-03-28Deed — from MERCHANT T BAKERS ASSOCIATON OF BKLYN & to MARIJA HRIBAR; JOHN HRIBAR