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 11422, 89% of residential buildings hold an A and
4% 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
12 service requests in the last three years. Most common: Dirty Condition (3) · Derelict Vehicles (2) · Special Projects Inspection Team (SPIT) (1) · Vendor Enforcement (1) · Mobile Food Vendor (1) · Illegal Parking (1).
Filed construction activity
$82,300 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 (1957)
No
Six or more residential units (1)
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)
Frances Lewis Sunrise LLC
Head officer
Zorislav Spivak
Managing agent
Alex Spivak
Last registered
2025-06-18
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
$845,000
$380,250
2026
$874,000
$393,300
2027
$873,000
$392,850
The city's market estimate has risen
3% 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.
12 311 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: $119,740 on
2013-11-15 (lender: Flushing Bank), covering 2 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
2024-10-21
RPTT $2,864,911 — from QUILVEST USA PARTNERS, LLC; QS DONUTS, LLC; METRO FRANCHISING BAKERY, LLC to BP WILDCATS LLC
$2,864,911
2013-11-15
Agreement $1,300,000 — from FLUSHING BANK to FRANCES LEWIS SUNRISE, LLC
$1,300,000
2013-11-15
Mortgage $119,740 — from FRANCES LEWIS SUNRISE, LLC to FLUSHING BANK
$119,740
2013-11-15
AL&R $1,300,000 — from FRANCES LEWIS SUNRISE, LLC to FLUSHING BANK
$1,300,000
2008-09-03
Agreement $1,300,000 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST NATIONAL BANK
$1,300,000
2008-09-03
Mortgage $467,430 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST NATIONAL BANK
$467,430
2006-10-20
Deed $1,000,000 — from ROSEDALE FUNERAL CHAPEL, INC. to FRANCES LEWIS SUNRISE, LLC
$1,000,000
2006-10-20
Mortgage $850,000 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST MORTGAGE CORPORATION
$850,000
1992-09-01
Mortgage $150,000 — from ROSEDALE FUNERAL CHAPEL to COSTA, JOSEPH
$150,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
26
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
3
1
0
0
0
4
2018
1
2
1
0
1
5
2019
0
2
20
0
1
23
2020
0
2
11
0
1
14
2021
0
1
3
0
2
6
2022
0
1
15
0
2
18
2023
0
7
13
0
6
26
2024
5
2
3
1
4
15
2025
0
0
6
0
8
14
2026
0
0
3
0
2
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-10-21RPTT $2,864,911 — from QUILVEST USA PARTNERS, LLC; QS DONUTS, LLC; METRO FRANCHISING BAKERY, LLC to BP WILDCATS LLC$2,864,911
2024-09-26FDNY inspection (RISK)
2024-09-08311: Dirty Condition — Trash
2024-08-13Permit Plumbing — Signed-off
2024-07-29Restaurant inspection: POPEYES — grade A
2024-06-13311: Special Projects Inspection Team (SPIT) — Advertising Sign/Billboard/Posters/Flexible Fabric - Illegal
2024-06-13DOB complaint, category ?
2024-05-31Permit Plumbing — Signed-off
2024-05-28Permit General Construction — Signed-off
2024-05-15Job filed: PLUMBING WORKS$2,000
2024-04-05Job filed: PROPOSED RENOVATION AT EXISTING COMMERCIAL SPACE FOR AN EATING & DRINKING ESTABLISHMENT (Dunkin Donut) AT THE FIRST FLOOR LEVEL. NO CHANGE IN USE, EGR$77,900
2024-03-07Boiler inspection — defects found
2024-02-14Restaurant inspection: TRUCK STOP KITCHEN — grade A
2023
2023-12-26Boiler inspection
2023-11-29HPD 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
2023-10-13ECB CLASS - 2 violation: FOUND WILLIAMSON GWA 105 SER# CP 5387530 NOT REGISTERED NO STORAGE IN BOILER ROOM MISSING CLEANOUT ON CHIMNEY BASE REGISTER THE BO$3,125
2019-01-31Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2018
2018-10-17Boiler inspection
2018-04-26311: Water System — Leak (Use Comments) (WA2)
2018-04-06DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT
2018-01-12Permit EW — ISSUED
2018-01-11FDNY inspection (RISK)
2017
2017-09-15Job filed: REPLACEMENT OF EXISTING HVAC CONDENSING UNIT ON ROOF. NO CHANGE IN USE, OCCUPANCY OR EGRESS UNDER THIS APPLICATION.$2,400
2017-07-03Permit SG — ISSUED
2017-07-03Permit SG — ISSUED
2017-02-24DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT
2016
2016-12-28311: Water System — Hydrant Leaking (WC1)
2016-12-20311: Food Poisoning — 1 or 2
2016-11-10FDNY inspection (RISK)
2016-03-10311: Food Poisoning — 3 or More
2016-02-11ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONST DOCS &/OR APPROVED AMENDMENTSJOB #410045838 DATED 12/13/2007 NOTED:PLAN SHOWS ON STEEL TU$2,500
2016-02-09DOB complaint, category ?
2016-01-26Permit PL — ISSUED
2016-01-26Permit EW — ISSUED
2015
2015-09-01FDNY inspection (COMPLAINT)
2015-07-15311: Dead Tree — Dead/Dying Tree
2015-01-09311: Noise — Noise: Construction Before/After Hours (NM1)
2014
2014-10-13311: HEAT/HOT WATER — APARTMENT ONLY
2014-10-13Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2014-10-06311: HEAT/HOT WATER — APARTMENT ONLY
2014-10-06Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2014-04-25FDNY inspection (RISK)
2014-01-29311: Noise — Noise: Construction Before/After Hours (NM1)
2014-01-24311: Noise — Noise: Construction Before/After Hours (NM1)
2014-01-07SUBM — from FRANCES LEWIS SUNRISE, LLC to FLUSHING BANK
2013
2013-11-15Agreement $1,300,000 — from FLUSHING BANK to FRANCES LEWIS SUNRISE, LLC$1,300,000
2013-11-15Mortgage $119,740 — from FRANCES LEWIS SUNRISE, LLC to FLUSHING BANK$119,740
2013-11-15Mortgage assigned — from INTERVEST NATIONAL BANK to FLUSHING BANK
2013-11-15AL&R $1,300,000 — from FRANCES LEWIS SUNRISE, LLC to FLUSHING BANK$1,300,000
2013-06-30311: Water System — No Water/Low Pressure (WA5)
2013-06-30311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2013-06-30311: Water System — No Water/Low Pressure (WA5)
2013-06-30311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2013-03-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2011 INSPECTION REPORT
2011-04-08ECB CLASS - 2 violation: FAILURE TO MAINTAIN BLDG IN CODE-COMPLIANT MANNER. DEFECTS: NO SAFETY HAND RAILS INSTALLED AT INTERNAL STAIRS LEADING TO CELLAR AL$2,500
2011-04-07DOB complaint, category ?
2011-03-15311: Food Establishment — Food Temperature
2010-06-21ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS/AMENDMENTS FOR ALT 2 410013015 (7/17/08) PERMIT EXPIRED (4/1/09) NOTED:$500
2009-12-29Job filed: INSTALLATION OF HVAC UNIT @ ROOF INCLUDING PLUMBING WORK. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$21,750
2009-06-17Permit SG — ISSUED
2009-03-09Permit EW — ISSUED
2009-03-09Permit EW — ISSUED
2009-02-23Permit PL — ISSUED
2009-01-20Job filed: INTERIOR RENOVATION INCLUDING PLUMBING WORK. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$32,800
2009-01-20Job filed: INTERIOR RENOVATION INCLUDING PLUMBING WORK. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$32,800
2009-01-20Job filed: INTERIOR RENOVATION INCLUDING PLUMBING WORK. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$32,800
2009-01-01DOB violation LL6291:
2009-01-01DOB violation LL6291:
2008
2008-09-03Mortgage assigned — from INTERVEST MORTGAGE CORPORATION to INTERVEST NATIONAL BANK
2008-09-03Agreement $1,300,000 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST NATIONAL BANK$1,300,000
2008-09-03Mortgage $467,430 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST NATIONAL BANK$467,430
2008-07-15DOB complaint, category ?
2008-05-22Permit SG — ISSUED
2008-05-22Permit SG — ISSUED
2008-05-20Permit SG — ISSUED
2008-05-20Permit SG — ISSUED
2008-05-19Permit EW — ISSUED
2008-05-19Permit EW — ISSUED
2008-05-15Permit EW — ISSUED
2008-04-21Permit PL — ISSUED
2008-04-14Permit EW — ISSUED
2008-03-04Permit PL — ISSUED
2008-02-12Job filed: Filing Alteration Type II Application in conjunction with Alteration Type I Application #402451468. There is no chage Use, Egress or Occupancy.$100,000
2008-02-12Permit AL — ISSUED
2008-02-12Permit SG — ISSUED
2008-01-03DOB violation LL6291:
2008-01-03DOB violation LL6291:
2007
2007-12-12Job filed: INSTALLATION OF GROUND STRUCTURE FOR ANACCESSORY BUSINESS GROUND SIGN$3,000
2007-12-12Job filed: INSTALLATION OF GROUND STRUCTURE FOR ANACCESSORY BUSINESS GROUND SIGN$3,000
2007-12-10Permit EW — ISSUED
2007-12-06Job filed: INSTALL RANGEHOOD FIRE SUPPRESSION SYSTEM AS SHOWN ON PLAN. NO CHANGE IN USE OCUPANCY OR EGRESS.$3,000
2007-12-06Job filed: INSTALL RANGEHOOD FIRE SUPPRESSION SYSTEM AS SHOWN ON PLAN. NO CHANGE IN USE OCUPANCY OR EGRESS.$3,000
2007-11-08Tenant complaint: HEATING — HEAT RELATED
2007-11-07Permit PL — ISSUED
2007-10-09Job filed: Popeyes Chicken & Biscuits: Herewith filing for general construction such as erection of non-load bearing partitions suspended ceiling and finishe$110,000
2007-10-09Job filed: Popeyes Chicken & Biscuits: Herewith filing for general construction such as erection of non-load bearing partitions suspended ceiling and finishe$110,000
2007-07-11Permit EQ — ISSUED
2007-07-11Permit AL — ISSUED
2007-01-19DOB violation LL6291:
2007-01-02Permit EQ — ISSUED
2006
2006-11-29Permit PL — ISSUED
2006-10-20Deed $1,000,000 — from ROSEDALE FUNERAL CHAPEL, INC. to FRANCES LEWIS SUNRISE, LLC$1,000,000
2006-10-20Mortgage $850,000 — from FRANCES LEWIS SUNRISE, LLC to INTERVEST MORTGAGE CORPORATION$850,000
2006-10-20Mortgage satisfied — from ROSEDALE FUNERAL CHAPEL, INC. to COSTA, JOSEPH
2006-09-25Permit EQ — ISSUED
2006-09-25Permit AL — ISSUED
2006-09-06Job filed: New store front, partial demolition of partitions, new suspended ceiling, new plumbing work as per plan.$72,000
2006-09-06Job filed: New store front, partial demolition of partitions, new suspended ceiling, new plumbing work as per plan.$72,000
2002
2002-03-26DOB violation LL6291:
2002-03-26DOB violation LL6291:
1997
1997-09-16DOB violation LL6291:
1997-09-16DOB violation LL6291:
1995
1995-08-29DOB violation LL6291:
1992
1992-09-01Mortgage $150,000 — from ROSEDALE FUNERAL CHAPEL to COSTA, JOSEPH$150,000
1992-09-01Deed — from COSTA, JOSEPH to ROSEDALE FUNERAL CHAPEL
1992-04-21Deed — from HASLAM, MARY E to COSTA, JOSEPH