A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. 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
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
17 service requests in the last three years. Most common: Outdoor Dining (9) · Missed Collection (3) · Sidewalk Condition (2) · Illegal Parking (2) · Green Infrastructure (1).
Filed construction activity
$86,000 in permitted construction work filed since
2016 (7 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 (1910)
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).
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$1,297,000
$77,820
2026
$1,398,000
$83,880
2027
$1,481,000
$88,860
The city's market estimate has risen
14% between tax years 2025 and 2027.
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick), shared by 2 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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.
2 street-flooding or sewer-backup complaints at this address since
2022 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
Forest Hills-71 Av — E F M R · 0.8 mi straight-line (about a 21-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Metropolitan Av / 71 Rd — Q54 · 350 ft
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.
17 311 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: $337,500 on
1998-03-02 (lender: Gutterman, Freda and Gutterman, Jack). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2017-01-26
Deed $1,325,000 — from APUD ME, LLC to PHRAN HOLDINGS, LLC
$1,325,000
2017-01-16
Sold for $1,325,000
$1,325,000
$662,500
1998-03-02
Mortgage $337,500 — from APUD ME, LLC to GUTTERMAN, FREDA; GUTTERMAN, JACK
$337,500
Ten-year activity
20100
14
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
10
0
1
3
0
14
2018
0
1
7
0
0
8
2019
0
0
4
0
0
4
2020
0
0
1
0
0
1
2021
6
0
3
0
0
9
2022
1
0
10
0
0
11
2023
0
0
2
0
0
2
2024
0
0
3
0
1
4
2025
0
0
4
0
1
5
2026
0
0
10
0
4
14
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2021-03-31Job filed: THE PLUMBINGWORK IS FILED IN CONJUCTION WITH Q00461943-I1 ALL AS PER PLANS SUBMITTED. NO CHANGE IN USE EGRESS OR OCCUPANCY.$5,000
2021-03-05Permit Plumbing — Signed-off
2021-03-03Permit General Construction — Signed-off
2021-02-08Job filed: THE PLUMBINGWORK IS FILED IN CONJUCTION WITH Q00461943-I1 ALL AS PER PLANS SUBMITTED. NO CHANGE IN USE EGRESS OR OCCUPANCY.$5,000
2021-02-05Job filed: INTERIOR RENOVATION ON THE FIRST FLOOR AND IN THE CELLAR OF EXISTING RESTAURANT AS PER PLANS SUBMITTED. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$32,000
2021-01-01311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-01-31311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017
2017-11-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017-09-19Permit PL — ISSUED
2017-05-18Permit AL — ISSUED
2017-05-02Job filed: INSTALLATION OF AN ACCESSORY BUSINESS AWNING AS PER PLAN$5,000
2017-05-02Job filed: INSTALLATION OF AN ACCESSORY BUSINESS AWNING AS PER PLAN$5,000
2017-04-11Permit EW — ISSUED
2017-03-13Permit EW — ISSUED
2017-03-07Job filed: A2$3,000
2017-02-07Permit EW — ISSUED
2017-02-07Permit EW — ISSUED
2017-02-07Job filed: MINOR INTERIOR RENOVATION OF EXISTING RESTAURANT ALL AS PER PLANS SUBMITTED. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$31,000
2017-01-26Mortgage satisfied — from APUD ME, LLC to GUTTERMAN, CO EXECUTOR, ALLEN; GUTTERMAN, CO EXECUTOR, MARK; THE JACK GUTTERMAN REVOCABLE
2017-01-26Deed $1,325,000 — from APUD ME, LLC to PHRAN HOLDINGS, LLC$1,325,000
2017-01-16Sold for $1,325,000$1,325,000
2016
2016-09-12FDNY inspection (RISK)
2016-07-12311: Noise - Vehicle — Engine Idling
2014
2014-12-23311: Sidewalk Condition — Metal Protruding - Sign Stump
2014-09-17311: Street Light Condition — Street Light Out
2013
2013-09-26311: Special Projects Inspection Team (SPIT) — Sign/Awning/Marquee - Illegal/No Permit
2013-09-26DOB complaint, category ?
2013-09-25ECB CLASS - 2 violation: WORK W/O PERMIT. ILLEGAL WORK NOTED AT FRONT AND SIDE 5 SIGNS, 1 ON 2 FLR, FLEX SIGNS INSTALLED FRONT OF WINDOWS W/EXTERIOR LIGHTI$400