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 11385, 73% of residential buildings hold an A and
5% 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
1 service requests in the last three years. Most common: Air Quality (1).
Filed construction activity
$12,000 in permitted construction work filed since
2016 (2 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)
Yes
Six or more residential units (8)
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)
FRIEDLAND FP HOLDINGS LLC
Head officer
MICHAEL GUELLY
Managing agent
STEFAN GUELLY
Last registered
2025-07-14
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
$1,423,200
$640,440
2026
$1,681,000
$756,450
2027
$1,698,000
$764,100
The city's market estimate has risen
19% 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.
1 311 service request 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: $1,644,199 on
2015-09-30 (lender: Maspeth Federal Savings And Loan Association), covering 4 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
2015-09-30
AL&R $1,750,000 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$1,750,000
2015-09-30
Agreement $1,750,000 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$1,750,000
2015-09-30
Mortgage $1,644,199 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA
$1,644,199
2015-09-30
Deed $91,013 — from GUELLY, FRITZ; GUELLY, GISELA to GUELLY, MICHAEL; ZIOLKOWSKI, LINDA; GUELLY, FRITZ; GUELLY, GISELA; KAPP, GABRIELE
$91,013
2005-11-07
Mortgage $20,545 — from GUELLY, GISELA; GUELLY, FRITZ to INDEPENDENCE COMMUNITY BANK
$20,545
2005-11-07
Agreement $200,000 — from INDEPENDENCE COMMUNITY BANK to GUELLY, FRITZ; GUELLY, GISELA
$200,000
1999-09-14
Mortgage $250,000 — from GUELLY, GISELA; GUELLY, FRITZ to INDEPENDENCE COMMUNITY BANK
$250,000
1982-07-01
Mortgage $95,000 — from 77-26 REALTY CORP to KROPF, FRANK; KROPF, PAULINE
$95,000
Ten-year activity
20100
2017
2018
11
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Health & systems
Total
2017
0
0
5
1
6
2018
0
0
6
1
7
2019
0
0
10
1
11
2020
0
0
6
1
7
2021
0
0
2
1
3
2022
0
0
4
1
5
2023
0
0
3
1
4
2024
1
0
2
2
5
2025
2
5
1
3
11
2026
0
0
0
3
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2015-12-03Mortgage satisfied — from GUELLY, FRITZ to FANNIE MAE
2015-12-03TL&R — from FANNIE MAE to GUELLY, FRITZ
2015-11-12311: Broken Muni Meter — Out of Order
2015-10-16HPD 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
2015-09-30AL&R $1,750,000 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$1,750,000
2015-09-30Agreement $1,750,000 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$1,750,000
2015-09-30Mortgage $1,644,199 — from FRIEDLAND FP HOLDINGS LLC to MASPETH FEDERAL SAVINGS AND LOAN ASSOCIA$1,644,199
2015-09-30Deed — from GUELLY, MICHAEL; GUELLY, GISELA; GUELLY, FRITZ; ZIOLKOWSKI, LINDA; KAPP, GABRIELE to FRIEDLAND FP HOLDINGS LLC
2015-09-30Deed $91,013 — from GUELLY, FRITZ; GUELLY, GISELA to GUELLY, MICHAEL; ZIOLKOWSKI, LINDA; GUELLY, FRITZ; GUELLY, GISELA; KAPP, GABRIELE$91,013
2015-09-13311: Food Establishment — Letter Grading
2015-08-10311: Broken Muni Meter — Out of Order
2015-08-06311: Broken Muni Meter — Coin or Card Did Not Register
2015-08-05311: Broken Muni Meter — Coin or Card Did Not Register
2004-05-07Job filed: INSTALL FIRE SUSPRESSION SYSTEM AT FIRST FLOOR ONLY. WORK UNDER APPLICATION #401748855. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2003
2003-11-26Permit PL — ISSUED
2003-11-06Permit EW — ISSUED
2003-11-06Permit EW — ISSUED
2003-11-05Job filed: INTERIOR RENOVATION FOR AN RESTAURANT. ERECT PARTITION, INSTALL PLUMBING FIXTURES, HOOD AND HVAC SYSTEM. NO CHANGE IN USE, EGRESS OR OCCUPANCY. FIRE S$20,000
2003-03-19DOB violation LL6291:
2002
2002-02-11Permit EW — ISSUED
2002-02-11Permit EW — ISSUED
2002-02-11Permit EW — ISSUED
2002-02-11Permit EW — ISSUED
2002-02-11Permit EW — ISSUED
2002-02-11Permit EW — ISSUED
2002-02-07Job filed: INSTALL RETAIL DRY CLEANING STORE (U.G 6)IN EXISTING STORE PER PLANS. NO CHANGE IN EGRESS, OCCUPANCY OR USE UN DER THIS APPLICATION.$40,000
2002-02-07Job filed: INSTALL RETAIL DRY CLEANING STORE (U.G 6)IN EXISTING STORE PER PLANS. NO CHANGE IN EGRESS, OCCUPANCY OR USE UN DER THIS APPLICATION.$40,000
2002-02-07Job filed: INSTALL RETAIL DRY CLEANING STORE (U.G 6)IN EXISTING STORE PER PLANS. NO CHANGE IN EGRESS, OCCUPANCY OR USE UN DER THIS APPLICATION.$40,000
2000
2000-09-12Permit PL — ISSUED
2000-08-21Job filed: INSTALL HOT WATER HEATER. STRUCTURAL STA BILITY WILL NOT BE AFFECTED BY HIS APPLICATION.$1,000
2000-08-21Job filed: INSTALL HOT WATER HEATER. STRUCTURAL STA BILITY WILL NOT BE AFFECTED BY HIS APPLICATION.$1,000
1999
1999-09-14Mortgage $250,000 — from GUELLY, GISELA; GUELLY, FRITZ to INDEPENDENCE COMMUNITY BANK$250,000
1997
1997-08-01Mortgage satisfied — from 77-26 REALTY CORP to KROPF, FRANK ETAL
1995
1995-05-23Permit EW — ISSUED
1995-05-23Permit PL — ISSUED
1989
1989-06-26DOB violation P:
1988
1988-11-03Deed — from 77-26 REALTY CORP to GUELLY, GISELA; GUELLY, FRITZ
1982
1982-07-21Mortgage satisfied — from KROPF, FRANK ETAL; GOULD, ELLA M. ETAL; RING-GIBSON COMPANY; NORD, HARRY ETAL to RIDGEWOOD SAVINGS BANK; TITLE GUAR & TRUST CO
1982-07-01Deed — from KROPF, PAULINE; KROPF, FRANK to 77-26 REALTY CORP
1982-07-01Mortgage $95,000 — from 77-26 REALTY CORP to KROPF, FRANK; KROPF, PAULINE$95,000
1974
1974-01-25SAGE — from JANIAK GARY T; KROPF FRANK; KROPF PAULINE