11-38 44 Drive

Queens, NY

BBL 4-00052-0036BIN 4000445

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 18 apartments
021 of those issued in the last 3 years
031 active DOB violation(s)
041 eviction executed in the last 3 years
05$6,250 in unpaid DOB fines

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 13 stabilized units with New York State for 2023 — of about 18 apartments.

2018 — 14 units registered2023 — 13

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1907

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building28 others linked to the same owner

HPD housing-maintenance violations

Open now

139

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS C · IMMEDIATELY HAZARDOUSApt 13Issued 2025-10-09

§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AT DOOR IN THE ENTRANCE LOCATED AT APT 13, 4th STORY, 2nd APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2Issued 2024-08-20

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND EAST WALL IN THE KITCHEN LOCATED AT APT 2, 1st STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

162

All time

Last 12 months

Heat/Hot Water124

Unsanitary Condition14

Flooring/Stairs7

Plumbing6

Water Leak4

Paint/Plaster3

General2

Safety1

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Higher than averagevs. NYC apartment blocks

447

Noise reports · last 12 mo

≈ per month

% from neighbors

Commercial240

Residential112

Unspecified44

Street/Sidewalk29

Park14

Vehicle6

Helicopter2

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly commercial) — street life and traffic more than neighbors. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

About averagevs. NYC apartment blocks

149

NYPD reports · last 12 mo

≈ per month

Felony62

Misdemeanor71

Violation16

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

No bedbugs reported

The owner filed 7 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2025-11-19

BOROUGH COMMISSIONER HAS ORDERED WORK STOPPED FOR JOB # Q01097231-I 1 DUE TO INTENT TO REVOKE APPROVAL AND PERMIT.

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-07-21Apt 04residential

2020-01-22Apt 17residential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2024-06-28

Tenant action

CLOSEDOpened 2023-04-03

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

44TH DRIVE REALTY LLC

Head officer

JOHN SISMANOGLOU

Managing agent

VICTOR SISMANOGLOU

28 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

12 WEST 132 STREETMANHATTAN 142 WEST 83 STREETMANHATTAN 171 WEST 107 STREETMANHATTAN 1836 ADAM C POWELL BOULEVARDMANHATTAN 19 WEST 131 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$6,250

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

ConstructionClass 22026-09-08$1,250 due

ConstructionClass 12026-05-19$5,000 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2022-09-20 · $2,750,000

Most recent mortgage2017-07-24 · $64,765.95

Sale2022-09-20$2,750,000

85TH STREET REALTY GROUP LLC → 44TH DRIVE REALTY LLC

Mortgage2017-07-24$64,765.95

borrower 85TH STREET REALTY GROUP LLC · lender ALMA BANK

Mortgage2017-01-18$51,277.69

borrower 85TH STREET REALTY GROUP LLC · lender ELLIS EQUITIES, LLC

Mortgage2013-06-13$240,724.39

borrower 85TH STREET REALTY GROUP LLC · lender FIRST CENTRAL SAVINGS BANK

Sale2008-07-03$2,000,000

11-38 44TH DR, LP → 85TH STREET REALTY GROUP LLC

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Flagged for the 2025 tax-lien sale

The owner owes enough in property taxes (and possibly water charges) to be listed for the city's tax-lien sale (most recently a 90-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

90-day noticeincl. property tax2025-02-01

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale