25-35 31 Avenue

Queens, NY

BBL 4-00578-0001BIN 4007078

Concern level2 of 4

Moderate

013 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 55 stabilized units with New York State for 2023 — essentially all of the building's 55 apartments.

2018 — 55 units registered2023 — 55

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

2016

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building6 others linked to the same owner

HPD housing-maintenance violations

Open now

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.

No open HPD violations.

HPD housing-maintenance violations

311 complaints from tenants

No 311 housing complaints on record for this building.

311 complaints from tenants

Neighborhood noise

Higher than averagevs. NYC apartment blocks

514

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential309

Unspecified104

Commercial43

Street/Sidewalk43

Vehicle15

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

147

NYPD reports · last 12 mo

≈ per month

Felony39

Misdemeanor83

Violation25

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 6 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 · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2024-12-01

FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3

ACTIVE · BENCH-FAILURE TO BENCHMARK NONE2023-05-03

FAILURE TO FILE BENCHMARKING REPORT OF ENERGY USE AS PER AD. CODE SEC. 28-309.4

ACTIVE · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2021-12-01

FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

25-35 31 AVE REALTY LLC

Head officer

MICHAEL STARCIC

Managing agent

RIDGE REALTY MANAGEMENT LLC

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

144-25 33 AVENUEQUEENS 40-05 CRESCENT STREETQUEENS 41-34 FRAME PLACEQUEENS 42-30 DOUGLASTON PARKWAYQUEENS 44-14 DOUGLASTON PARKWAYQUEENS

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.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2014-11-10 · $5,250,000

Most recent mortgage2017-04-07 · $5,600,000

Mortgage2017-04-07$5,600,000

borrower 25-35 31 AVE REALTY LLC · lender MASPETH FEDERAL SAVINGS AND LOAN ASSOCIATION

Mortgage2015-10-15$13,900,000

borrower 25-35 31 AVE REALTY LLC · lender MASPETH FEDERAL SAVINGS AND LOAN ASSOCIATION

Sale2014-11-10$5,250,000

31ST AVENUE REALTY CORP. → 25-35 31 AVE REALTY LLC

Mortgage2006-02-17$575,000

borrower 31ST AVENUE REALTY CORP · lender WACHOVIA BANK

Mortgage1986-01-17$95,000

borrower 31ST AVE RLTY CP · lender CHEMICAL BANK

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