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Building report

103 Ann Street · Staten Island · BBL 5010040040 · generated 2026-10-20 · FREE

Free while in beta — every NYC building gets a report like this, updated weekly from city records. If it's useful, chip in to keep it free

Where the penalty points come from

Component	What it covers	Points
Housing code	HPD violations by class, complaints, emergency repairs, litigation, vacate orders, AEP	6.4
Structural & safety	DOB violations, ECB/OATH violations by class	0
Pests	Bedbug filings, failed rodent inspections, rodent 311s	0
Displacement	Marshal evictions executed	0

GRADE C

A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% 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 21.3. In ZIP 10302, 86% of residential buildings hold an A and 4% grade D or F. How grades work

this building

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

1 service requests in the last three years. Most common: Illegal Parking (1).

Filed construction activity

$1,000 in permitted construction work filed since 2016 (1 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 (1950)
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).

Registered with HPD — the names behind the building

Registered owner(s)	ANN VENTURES LLC
Head officer	GARY GRINBERG
Managing agent	GRINBERG MANAGEMENT & DEVELOPMENT LLC
Last registered	2026-05-28

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	$659,000	$39,540
2026	$725,000	$43,500
2027	$681,000	$40,860

The city's market estimate has risen 3% between tax years 2025 and 2027.

Tax exemptions on the roll: DISABLED HOMEOWNER

Flood exposure

Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).

Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.

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

Bus	Nearest boarding stop: Port Richmond Av / Ann St — S53 S57 S59 S66 · 200 ft
School zones (2024–25 map)	Elementary: P.S. 020 Port Richmond Middle: I.S. 051 Edwin Markham. Confirm with the DOE's school search.

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.

Report a problem to 311

103 Ann Street

Heat or hot water	Heat or hot water
Apartment maintenance	Apartment maintenance
Bed bugs	Bed bugs
Residential pests	Residential pests
Rats or mice	Rats or mice
Anything else	Anything else

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.

The landlord's report card

Managed by GRINBERG MANAGEMENT & DEVELOPMENT LLC — 151 buildings, 467 units. Grades across the portfolio: A71 · B20 · C28 · D25 · F5. See the whole portfolio

Building	Borough	Units	Grade
77 Stone Lane	SI	110	A
275 Maple Parkway	SI	56	A
128 Port Richmond Avenue	SI	10	B
305 Gordon Street	SI	4	D
60 Holland Avenue	SI	4	C
113 Westervelt Avenue	SI	4	C
99 Wright Street	SI	4	A
25 Port Richmond Avenue	SI	4	C
132 Hendricks Avenue	SI	3	D
21 Stanley Avenue	SI	3	F
32 Broad Street	SI	3	F
122 Targee Street	SI	3	A
14 Linden Avenue	SI	3	A
310 York Avenue	SI	3	A
96 Taft Avenue	SI	3	B
514 Jersey Street	SI	3	C
187 York Avenue	SI	3	B
48 Brook Street	SI	2	A
45 York Avenue	SI	2	D
204 Ward Avenue	SI	2	A
81 Newark Avenue	SI	2	A
200 Grandview Avenue	SI	2	A
65 Macormac Place	SI	2	A
402 Jersey Street	SI	2	A
245 Lockman Avenue	SI	2	A
67 North Burgher Avenue	SI	2	A
104 Osgood Avenue	SI	2	D
845 Van Duzer Street	SI	2	D
20 Prince Street	SI	2	C
141 Harrison Avenue	SI	2	A
223 Corson Avenue	SI	2	D
27 Winter Avenue	SI	2	A
103 Osgood Avenue	SI	2	A
65 North Burgher Avenue	SI	2	A
31 Maxie Court	SI	2	A
83 Woodward Avenue	SI	2	C
61 Harrison Avenue	SI	2	D
91 Taft Avenue	SI	2	D
627 Cary Avenue	SI	2	C
103 Ann Street	SI	2	C
14 Fancher Place	SI	2	B
6 Daniel Low Terrace	SI	2	A
58 Taft Avenue	SI	2	A
316 Pulaski Avenue	SI	2	A
21 Mariners Lane	SI	2	A
240 Benziger Avenue	SI	2	A
31 Stanley Avenue	SI	2	A
157 Campbell Avenue	SI	2	A
123 Dongan Street	SI	2	A
54 Harbor Road	SI	2	B
2032 Richmond Terrace	SI	2	D
266 Reid Avenue	SI	2	C
1786 Arthur Kill Road	SI	2	A
124A Hendricks Avenue	SI	2	A
143 Hendricks Avenue	SI	2	A
512 Jersey Street	SI	2	C
126 Alaska Street	SI	2	D
102 Elizabeth Street	SI	2	D
15 Layton Avenue	SI	2	F
95 Brighton Avenue	SI	2	B

showing 60 of 151 buildings

Sales, deeds & mortgages

Date	Record	Amount	Per res. unit
2022-10-18	RPTT $265,000 — from ESTATE OF DOMINIC FERNANDO BOYCE; DOMINIC BOYCE, AS ADMINISTRATOR to 103 ANN STREET VENTURES LLC	$265,000
2022-07-14	Sold for $265,000	$265,000	$132,500

Ten-year activity

1050

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	0	1	1	0	0	2
2018	0	1	1	0	0	2
2019	0	0	3	0	2	5
2020	0	0	0	0	0	0
2021	0	2	3	0	0	5
2022	0	1	1	2	0	4
2023	2	1	3	2	0	8
2024	1	1	2	0	0	4
2025	0	0	1	0	0	1
2026	0	0	0	0	0	0

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The last 12 months — 1 records

Date		Record
2025-10-21		311: Illegal Parking — Posted Parking Sign Violation

The full timeline

2025

2025-10-21311: Illegal Parking — Posted Parking Sign Violation

2024

2024-12-05HPD 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

2024-03-26Tenant complaint: GENERAL — COOKING GAS

2024-03-08Job filed: Legalization of GAS PIPING FILED TO ADD FLOOR PLANS , IN RELATIONSHIP WITH S00889758 -I1 Replacing all gas piping. Includes kitchen fixtures , heat$1,000

2024-01-31DOB complaint, category ?

2023

2023-11-30HPD 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

2023-08-29Permit Plumbing — Permit Issued

2023-07-26311: GENERAL — COOKING GAS

2023-07-26Tenant complaint: GENERAL — COOKING GAS

2023-07-12Job filed: Alteration

2023-06-05DOB complaint, category ?

2023-03-15RPTT — from ANN STREET VENTURES LLC to ANN VENTURES LLC

2023-02-22Deed transfer (nominal price)

2022

2022-11-04311: General Construction/Plumbing — Building Permit - None

2022-11-04DOB complaint, category ?

2022-10-18RPTT $265,000 — from ESTATE OF DOMINIC FERNANDO BOYCE; DOMINIC BOYCE, AS ADMINISTRATOR to 103 ANN STREET VENTURES LLC$265,000

2022-07-14Sold for $265,000$265,000

2021

2021-11-03311: General Construction/Plumbing — Building - Vacant, Open And Unguarded

2021-11-03DOB complaint, category ?

2021-08-10311: General Construction/Plumbing — Building Permit - None

2021-08-10DOB complaint, category ?

2021-01-11311: Water Conservation — Water Meter Broken/Leaking - Other (CMO)

2019

2019-08-01311: Water System — Leak (Use Comments) (WA2)

2019-04-10Rodent inspection: Failed for Other Reason

2019-03-05Rodent inspection: Failed for Other Reason

2019-02-07311: Dirty Conditions — E3 Dirty Sidewalk

2019-01-29311: Missed Collection (All Materials) — 1 Missed Collection

2018

2018-09-05311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits

2018-09-05DOB complaint, category ?

2017

2017-04-26311: Electrical — Electrical Wiring Defective/Exposed

2017-04-26DOB complaint, category ?

2014

2014-10-17311: WATER LEAK — SLOW LEAK

2014-10-17311: FLOORING/STAIRS — FLOOR

2014-10-17311: PAINT/PLASTER — WALL

2014-10-17Tenant complaint: PAINT/PLASTER — WALL

2014-10-17Tenant complaint: WATER LEAK — SLOW LEAK

2014-10-17Tenant complaint: FLOORING/STAIRS — FLOOR

2014-10-17Tenant complaint: PAINT/PLASTER — WALL

2014-10-17Tenant complaint: WATER LEAK — SLOW LEAK

2014-08-25311: Noise - Residential — Loud Music/Party

2014-03-17DOB complaint, category ?

2014-01-30Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE

2014-01-30Tenant complaint: NONCONST — VERMIN

2014-01-30Tenant complaint: GENERAL — FLOOR

2014-01-30Tenant complaint: GENERAL — WINDOWS

2014-01-30Tenant complaint: GENERAL — STAIRS

2014-01-30Tenant complaint: ELECTRIC — ELECTRIC-SUPPLY

2013

2013-02-15ECB CLASS - 1 violation: FAILURE TO MAINTAIN EXTERIOR BLDG WALLS OR APPURTENANCES. DEFECTS NOTED: AT TIME OF INSPECTION CRACKS OBSERVED IN STUCCO FINISH AT$250

2013-02-14311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling

2013-02-14311: Water System — Dirty Water (WE)

2013-02-14311: General Construction/Plumbing — Building Shaking/Vibrating/Structural Stability

2013-02-14311: GENERAL CONSTRUCTION — FLOOR

2013-02-14311: PLUMBING — WATER-SUPPLY

2013-02-14311: GENERAL CONSTRUCTION — FLOOR

2013-02-14311: NONCONST — CARBON MONOXIDE

2013-02-14311: PAINT - PLASTER — WALLS

2013-02-14311: NONCONST — SMOKE-DETECTOR

2013-02-14311: GENERAL CONSTRUCTION — FLOOR

2013-02-14311: GENERAL CONSTRUCTION — STAIRS

2013-02-14311: PAINT - PLASTER — WALLS

2013-02-14311: GENERAL CONSTRUCTION — FLOOR