A sustained record of distress well beyond its peers. More recorded distress than 97% 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 72. 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
12 total — 1 class C (immediately hazardous), 2 class B, 9 class A. Oldest open since 2024-04-15.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2024–25: 2).
No bedbug-infested units reported in the last three years of filings.
$7,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
What 311 hears from this address
13 service requests in the last three years. Most common: Noise (4) · General Construction/Plumbing (2) · Real Time Enforcement (1) · HEAT/HOT WATER (1) · UNSANITARY CONDITION (1) · Building/Use (1).
Filed construction activity
$444,740 in permitted construction work filed since
2016 (3 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)
KERRISDALE QUEENS THREE LLC
Head officer
GILBERT NYE
Managing agent
ARBUTUS PROPERTY MANAGEMENT LLC
Last registered
2025-10-14
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
$864,000
$388,800
2026
$942,000
$423,900
2027
$1,055,000
$474,750
The city's market estimate has risen
22% between tax years 2025 and 2027.
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
Fresh Pond Rd — M · 0.5 mi straight-line (about a 14-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Myrtle Av / 66 Pl — Q55 · 200 ft
Citi Bike
65 Pl & Central Ave · 700 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.
13 311 service requests from this address in the last three years — 1 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.
Most recent mortgage recorded against this lot: $1,525,000 on
2021-04-26 (lender: First Symetra National Life Insurance Co. Of NY). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2021-04-26
Mortgage $1,525,000 — from KERRISDALE QUEENS THREE LLC to FIRST SYMETRA NATIONAL LIFE INSURANCE CO
$1,525,000
2017-08-30
Deed $1,820,000 — from ESTATE OF BERNARD WAGNER JR.; WILLIAM E. WAGNER; JOAN A. WAGNER; WILLIAM F WAGNER; ESTATE to KERRISDALE QUEENS THREE LLC
$1,820,000
2017-08-17
Sold for $1,820,000
$1,820,000
$455,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
24
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
4
2
0
6
2018
4
1
3
0
1
9
2019
2
0
1
0
1
4
2020
0
0
1
0
1
2
2021
0
0
9
1
1
11
2022
0
0
9
0
1
10
2023
0
1
1
0
1
3
2024
0
2
5
0
1
8
2025
0
5
18
0
1
24
2026
0
2
5
0
0
7
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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
2026-01-12
FDNY inspection (COM_OCPCY)
2026-01-12
FDNY inspection (RISK)
2025-11-06
ECB CLASS - 3 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE CERTIFICATE OF OCCUPANCY OR BUILDINGS DEPARTMENT RECORDS. NOTE: AT TIME OF APPOINTMENT I
2025-11-06
ECB CLASS - 2 violation: WORK WITHOUT A PERMIT. NOTE: AT TIME OF INSPECTION, OBSERVED/NOTED: AT FIRST FLOOR INTERIOR REAR (66 PLACE ENTRANCE, SOUTH) - ELEC
2025-11-06
ECB CLASS - 3 violation: WORK WITHOUT A PERMIT. NOTE: AT TIME OF APPOINTMENT INSPECTION, OBSERVED/NOTED: AT FIRST FLOOR INTERIOR REAR (66 PLACE ENTRANCE, S
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
2026-01-12FDNY inspection (COM_OCPCY)
2026-01-12FDNY inspection (RISK)
2025
2025-11-06ECB CLASS - 3 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE CERTIFICATE OF OCCUPANCY OR BUILDINGS DEPARTMENT RECORDS. NOTE: AT TIME OF APPOINTMENT I$500
2025-11-06ECB CLASS - 2 violation: WORK WITHOUT A PERMIT. NOTE: AT TIME OF INSPECTION, OBSERVED/NOTED: AT FIRST FLOOR INTERIOR REAR (66 PLACE ENTRANCE, SOUTH) - ELEC$6,250
2025-11-06ECB CLASS - 3 violation: WORK WITHOUT A PERMIT. NOTE: AT TIME OF APPOINTMENT INSPECTION, OBSERVED/NOTED: AT FIRST FLOOR INTERIOR REAR (66 PLACE ENTRANCE, S$500
2025-09-08311: General Construction/Plumbing — Illegal Conversion Of Commercial Bldg/Space To Other Uses
2025-09-08DOB complaint, category ?
2025-07-07311: Building/Use — Illegal Conversion Of Residential Building/Space
2025-07-07DOB 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
2025-02-27Boiler inspection
2025-02-08HPD 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
2025-02-08HPD class B: § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF HOUSEHOL
2025-02-08HPD 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
2025-02-08HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
2025-02-08HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2025-02-08HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2025-02-08HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2025-02-08HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT PUBLIC HALL, 3rd STORY
2025-02-08HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2024-07-24311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2024-07-24DOB complaint, category ?
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
2024-03-14Boiler inspection
2024-03-01311: General Construction/Plumbing — Failure To Maintain
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
2022-10-04Tenant complaint: WATER LEAK — SLOW LEAK
2022-10-04Tenant complaint: PAINT/PLASTER — WALL
2022-10-04311: WATER LEAK — SLOW LEAK
2022-10-04311: PAINT/PLASTER — WALL
2022-04-18311: Illegal Parking — Blocked Hydrant
2022-03-18Bedbug filing: 0 infested units
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
2021
2021-12-01Boiler inspection
2021-07-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-09311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-17Bedbug filing: 0 infested units
2021-05-09311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-26Mortgage $1,525,000 — from KERRISDALE QUEENS THREE LLC to FIRST SYMETRA NATIONAL LIFE INSURANCE CO$1,525,000
2021-04-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2021-03-12311: Street Condition — Pothole
2021-03-10311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-07-19311: Lead — Lead Kit Request (Residential) (L10)
2020-05-22Boiler inspection
2019
2019-09-10311: Noise — Noise, Barking Dog (NR5)
2019-04-02Boiler inspection
2019-01-31Permit EW — ISSUED
2019-01-31Permit PL — ISSUED
2018
2018-11-26Job filed: RENOVATE 2ND AND 3RD FLOORS EXISTING COMMERCIAL AND RESIDENTAIL UNITS.REMOVE AND INSTALL INTERIOR PARTION WORK, FINISHES AND PLUMBING WORK. NO CHANGE$218,370
2018-11-26Job filed: RENOVATE 2ND AND 3RD FLOORS EXISTING COMMERCIAL AND RESIDENTAIL UNITS.REMOVE AND INSTALL INTERIOR PARTION WORK, FINISHES AND PLUMBING WORK. NO CHANGE$218,370
2018-10-31Job filed: PROPOSED INSTALLATION OF HEAVY DUTY SIDEWALK SHED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION. LIVE$8,000
2017-08-30Deed $1,820,000 — from ESTATE OF BERNARD WAGNER JR.; WILLIAM E. WAGNER; JOAN A. WAGNER; WILLIAM F WAGNER; ESTATE to KERRISDALE QUEENS THREE LLC$1,820,000
2017-08-17Sold for $1,820,000$1,820,000
2017-06-26311: Damaged Tree — Tree Alive - in Poor Condition
2017-06-26311: Dead/Dying Tree — Planted More Than 2 Years Ago
2016
2016-11-22HPD 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
2016-10-08311: Broken Muni Meter — No Receipt
2015
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
2015-05-26FDNY inspection (RISK)
2015-04-01311: Graffiti — Graffiti
2015-03-03DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2013 INSPECTION REPORT
2015-03-02HPD 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
2014
2014-05-30311: Water System — Hydrant Knocked Over/Missing (WC)
2014-05-15DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2012 INSPECTION REPORT