A sustained record of distress well beyond its peers. More recorded distress than 99% 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 303.5. 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
Open HPD violations
22 total — 15 class C (immediately hazardous), 1 class B, 6 class A. Oldest open since 2022-03-04.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$6,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
What 311 hears from this address
4 service requests in the last three years. Most common: Sidewalk Condition (1) · Water System (1) · Snow or Ice (1) · Noise (1).
Filed construction activity
$736,000 in permitted construction work filed since
2016 (5 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 (1931)
No
Six or more residential units (4)
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)
FOREST GARDENS LLC
Head officer
DEREK BESTREICH
Managing agent
LANGSAM PROP. SER. CORP.
Last registered
2020-11-15
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
$604,000
$271,800
2026
$658,000
$296,100
2027
$737,000
$331,650
The city's market estimate has risen
22% between tax years 2025 and 2027.
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
Halsey St — L · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none Forest Av — M · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Forest Av / Summerfield St — Q39 · 250 ft
Citi Bike
Forest Ave & Summerfield St · 350 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.
4 311 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: $137,170 on
2021-02-12 (lender: Woori America 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
2021-02-12
Deed $1,950,000 — from FOREST GARDENS LLC to KIM, YOUNG EUN; JIN KIM, ALLEN SUNG
$1,950,000
2021-02-12
Agreement $900,000 — from KIM, YOUNG EUN; KIM, ALLEN SUNG to WOORI AMERICA BANK
$900,000
2021-02-12
Mortgage $137,171 — from KIM, YOUNG EUN; KIM, ALLEN SUNG to WOORI AMERICA BANK
$137,171
2021-01-21
Sold for $1,950,000
$1,950,000
$487,500
2015-10-28
Mortgage $847,500 — from FOREST GARDENS, LLC to CARVER FEDERAL SAVINGS BANK
$847,500
2015-10-28
Deed $1,133,275 — from COLLICA, MARIA; RAPISARDI, LINDA; RONALD VANNELLO, TRUSTEE; VANNELLO, RONALD; MICHAEL VANN to FOREST GARDENS, LLC
$1,133,275
2015-10-28
AL&R $847,500 — from FOREST GARDENS, LLC to CARVER FEDERAL SAVINGS BANK
$847,500
1999-01-04
Mortgage $50,000 — from VANNELLO, MARGARET to CFS BANK
$50,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
26
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
2
2
0
1
5
2018
0
0
0
0
0
0
2019
2
0
4
0
0
6
2020
0
2
3
0
0
5
2021
1
0
0
6
0
7
2022
0
0
4
0
0
4
2023
0
0
4
0
0
4
2024
0
0
4
0
0
4
2025
2
3
21
0
0
26
2026
0
0
3
0
0
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD 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
2026-02-11
311: Noise - Street/Sidewalk — Loud Music/Party
2026-01-30
311: Snow or Ice — Sidewalk
2025-11-21
HPD 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
2025-11-18
FDNY inspection (RISK)
The full timeline
2026
2026-05-07HPD 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
2025-11-21HPD 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
2025-11-18FDNY inspection (RISK)
2025-10-09Permit Plumbing — Permit Issued
2025-10-02City emergency repair (OMO): restore hot water and gas to apartment # 1r nyc hpd emergency operations division essential service work make all n
2025-08-30City emergency repair (OMO): nyc hpd emergency operations division essential service work restore hot water and gas to cooking range, no gas at
2025-08-13HPD litigation: Heat and Hot Water
2025-08-06City emergency repair (OMO): install roof ladder 2nd story, public hall nyc hpd emergency op0erations division essential service work install roof $1,175
2025-08-06Job filed: REPLACE EXISTING GAS PIPING TO FIVE GAS METERS / REPLACE EXISTING TANK WATER HEATER / TO INSTALL NEW GAS DRYER / TO RESOLVE OUTSTANDING ECB VIOLATION $10,000
2025-07-27HPD class C: § 27-2070 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT GAS RANGE IN THE KITCHEN LOCATED AT APT 1R, 1st STORY, 1st APARTMENT
2025-07-27HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LEADING TO BOILER LOCKED AT PUBLIC HALL 1ST STORY AT BOILER ROOM
2025-07-27HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 1R, 1st STORY, 1st APARTMENT FROM SOUT
2025-07-27HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2025-07-26Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-07-08HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 2L, 2nd STORY, 1st APARTMENT FROM NORT
2025-07-08HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2025-07-08HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2025-07-08HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2025-07-08HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE DOOR LATCH AT CELLAR AT PUBLIC HALL
2025-07-08HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2025-07-08HPD class C: § 27-2070 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT GAS RANGE IN THE KITCHEN LOCATED AT APT 2L, 2nd STORY, 1st APARTMENT
2025-07-08HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING STATIONARY IRON SCUTTLE LADDER LEADING TO SCUTTLE HATCH OPENING TO ROOF AT PUBLIC HALL, 2nd
2025-07-07Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-07-07Tenant complaint: GENERAL — COOKING GAS
2025-07-03ECB CLASS - 2 violation: WORK WITHOUT PERMIT. AT TIME OF INSPECTION IN CELLAR I OBSERVED NEW GAS PIPING FOR 5 GAS METERS, NEW GAS HOT WATER HEATER. NO PERM$6,250
2025-07-03DOB complaint, category ?
2025-06-12HPD 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
2024
2024-12-02HPD 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
2024-04-15HPD 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
2023
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
2023-03-29HPD 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
2023-03-21311: Illegal Parking — Blocked Hydrant
2023-01-05311: Illegal Parking — Blocked Hydrant
2022
2022-11-16HPD 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
2022-03-06311: Illegal Parking — Blocked Hydrant
2022-03-04HPD 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
2022-03-04HPD 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
2021
2021-04-22Permit AL — ISSUED
2021-02-12Deed $1,950,000 — from FOREST GARDENS LLC to KIM, YOUNG EUN; JIN KIM, ALLEN SUNG$1,950,000
2021-02-12TL&R — from CARVER FEDERAL SAVINGS BANK to FOREST GARDENS LLC
2021-02-12Agreement $900,000 — from KIM, YOUNG EUN; KIM, ALLEN SUNG to WOORI AMERICA BANK$900,000
2021-02-12Mortgage $137,171 — from KIM, YOUNG EUN; KIM, ALLEN SUNG to WOORI AMERICA BANK$137,171
2021-02-12Mortgage assigned — from CARVER FEDERAL SAVINGS BANK to WOORI AMERICA BANK
2021-01-21Sold for $1,950,000$1,950,000
2020
2020-12-01Bedbug filing: 0 infested units
2020-08-21311: COVID-19 Non-essential Construction — Construction
2020-08-21311: Plumbing — Plumbing Work - Illegal/No Permit/Standpipe/Sprinkler
2020-08-21DOB complaint, category ?
2020-08-21DOB complaint, category ?
2019
2019-12-05Bedbug filing: 0 infested units
2019-09-27Job filed: HEREWITH FILE TO OBTAIN NEW C/O FOR 2-STORY RESIDENTIAL BUILDING. ALL OTHER WORK FILED UNDER SEPARATE APPLICATION.$10,000
2019-09-27Job filed: HEREWITH FILE TO OBTAIN NEW C/O FOR 2-STORY RESIDENTIAL BUILDING. ALL OTHER WORK FILED UNDER SEPARATE APPLICATION.$10,000
2019-06-14311: Street Sign - Dangling — Speed Limit
2019-04-20311: Water System — Possible Water Main Break (Use Comments) (WA1)
2019-01-09Bedbug filing: 0 infested units
2017
2017-08-02DOB violation P: THE DEPARTMENT OF BUILDINGS INTENDS TO REVOKE ALL PLUMBING APPROVALS A PPROVALS AND PERMITS UNDER APPLICATION #421163925 DUE TO SUS
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
2016-10-13Permit PL —
2016-08-10311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016-08-02311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016-07-15Permit EW —
2016-07-15Permit EW —
2016-06-03Job filed: A2$353,000
2016-06-03Job filed: A2$353,000
2015
2015-10-28Mortgage $847,500 — from FOREST GARDENS, LLC to CARVER FEDERAL SAVINGS BANK$847,500
2015-10-28Deed $1,133,275 — from COLLICA, MARIA; RAPISARDI, LINDA; RONALD VANNELLO, TRUSTEE; VANNELLO, RONALD; MICHAEL VANN to FOREST GARDENS, LLC$1,133,275
2015-10-28AL&R $847,500 — from FOREST GARDENS, LLC to CARVER FEDERAL SAVINGS BANK$847,500
2015-10-16HPD 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
2015-09-01311: Illegal Tree Damage — Unauthorized Tree Removal
2015-08-25311: Noise — Noise: Construction Before/After Hours (NM1)
2015-06-25311: New Tree Request — For One Address
2015-05-12311: Water System — Dirty Water (WE)
2015-02-27HPD 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
2013-09-26311: Water System — Leak (Use Comments) (WA2)
2013-09-03Mortgage assigned — from CFS BANK to BANCO POPULAR NORTH AMERICA
2013-09-03Mortgage satisfied — from VANNELLO, MARGARET to BANCO POPULAR NORTH AMERICA
2013-04-04Rodent inspection: Passed
2013-02-19Rodent inspection: Failed for Other Reason
2012
2012-04-06Rodent inspection: Passed
2011
2011-07-06Rodent inspection: Passed
2011-05-26311: Water System — Dirty Water (WE)
2010
2010-03-28311: Water System — Dirty Water (WE)
2008
2008-11-19Deed — from VANNELLO, RONALD; VANNELLO, MICHAEL; RAPISARDI, LINDA; COLLICA, MARIA to RAPISARDI, LINDA; VANNELLO, RONALD; MICHAEL VANNELLO TRUST; COLLICA, MARIA
2005
2005-11-17Deed — from MARGARET VANNELLO REVOCABLE TRUST to VANNELLO, RONALD; RAPISARDI, LINDA; COLLICA, MARIA; VANNELLO, MICHAEL
1999
1999-05-25Deed — from VANNELLO, MARGARET to MARGARET VANNELLO REVOCABLE TRUST
1999-01-04Mortgage $50,000 — from VANNELLO, MARGARET to CFS BANK$50,000
1995
1995-06-27Mortgage satisfied — from VANNELLO, JOSEPH ETAL to RIDGEWOOD SAVINGS BANK
1970
1970-08-11Deed — from HUNSTEIN ANNA M to JOSEPH VANNELLO; MARGARET VANNELLO
1970-08-11Mortgage — from VANNELLO MARGARET; VANNELLO JOSEPH to RIDGEWOOD SAVS BANK