23-30 31 Road

Queens, NY

BBL 4-00568-0031BIN 4006621

Concern level4 of 4

Severe

0149 open class-C HPD violations (immediately hazardous) across 20 apartments
0249 of those issued in the last 3 years
0322 open rent-impairing violation(s)
044 active DOB violation(s)

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 20 apartments.

2018 — 13 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

1930

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building1 others linked to the same owner

HPD housing-maintenance violations

215

Open now

313

On record

Open Class C

110

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 A3Issued 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 HINGE IN THE ENTRANCE LOCATED AT APT A3, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Certified late

CLASS C · IMMEDIATELY HAZARDOUSApt A1Issued 2025-10-09

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-09-10

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE DOOR LOCK ON VESTIBULE DOOR , 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt B5Issued 2025-09-05

§ 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 B5, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

291

All time

Last 12 months

Paint/Plaster119

Door/Window47

Heat/Hot Water36

Safety22

General21

Unsanitary Condition20

Plumbing15

Water Leak10

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

402

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential259

Unspecified85

Street/Sidewalk29

Commercial15

Vehicle13

Helicopter1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

167

NYPD reports · last 12 mo

≈ per month

Felony53

Misdemeanor76

Violation38

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 4 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 · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-04-25

VIOLATION ISSUED-FAILURE TO FILE 2022 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED2004-02-13

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED1999-03-16

DOB building violations

Evictions

No executed evictions on record for this building.

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 2026-03-10

Comprehensive

CLOSEDOpened 2025-06-18

Tenant action

CLOSEDOpened 2025-05-20

Tenant action

CLOSEDOpened 2025-04-11

Harassment case

Housing court

Landlord and related buildings

Registered owner

23-30 31ST ROAD LLC

Head officer

JOESPH PISTILLI

Managing agent

PHOENIX MANAGEMENT 23 LLC

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

66 INDIA STREETBROOKLYN

Landlord and related buildings

Unpaid city fines

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.

BoilersClass 32023-02-09$250 penalty

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2005-01-19 · no recorded price

Most recent mortgage2018-12-17 · $497,839.11

Mortgage2018-12-17$497,839.11

borrower 2330 31ST ROAD LLC · lender NEW YORK COMMUNITY BANK

Mortgage2014-09-12$972,034.18

borrower 2330 31ST ROAD LLC · lender NEW YORK COMMUNITY BANK

Mortgage2011-05-23$1,432,000

borrower 2330 31ST ROAD, LLC · lender NEW YORK COMMUNITY BANK

Sale2005-01-19no recorded price

PISTILLI, ANTHONY, PISTILLI, JOSEPH → 23-30 31ST ROAD, LLC

Sale1994-01-27no recorded price

PISTILLI, MICHAEL → PISTILLI, JOSEPH, PISTILLI, ANTHONY

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

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale