28-25 34 Street

Queens, NY

BBL 4-00628-0010BIN 4009161

Concern level3 of 4

High

011 open class-C HPD violation (immediately hazardous) — about 1 per 20 apartments
024 open rent-impairing violation(s)
031 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 16 stabilized units with New York State for 2023 — of about 20 apartments.

2018 — 20 units registered2023 — 16

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

1928

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building55 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.

CLASS C · IMMEDIATELY HAZARDOUSApt 41Issued 2022-08-24

§ 27-2005, 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE IN THE ENTRANCE LOCATED AT APT 41, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2024-02-13

§ 27-2005 HMC: REFIT BULKHEAD DOOR TO ROOF AT PUBLIC HALL, 4th STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 41Issued 2024-02-13

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT SOUTH WALL AND WINDOW REVEAL IN THE 2nd ROOM FROM EAST LOCATED AT APT 41, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 41Issued 2024-02-13RENT-IMPAIRING

§ 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 2nd ROOM FROM EAST LOCATED AT APT 41, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Water Leak3

Outside Building1

Unsanitary Condition1

Unsanitary ConditionPests2026-07-12 · closed

Outside BuildingRoofing2023-10-23 · closed

Water LeakHeavy Flow2023-10-23 · closed

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

Much higher than averagevs. NYC apartment blocks

937

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential464

Commercial205

Vehicle131

Unspecified69

Street/Sidewalk67

Helicopter1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — 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

222

NYPD reports · last 12 mo

≈ per month

Felony70

Misdemeanor106

Violation46

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 8 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

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 2024-01-31

Tenant action

CLOSEDOpened 2022-12-05

Access Warrant - Non-Lead

CLOSEDOpened 2012-01-23

Tenant action

Housing court

Landlord and related buildings

Registered owner

OPM GROUP LLC

Head officer

WILLIAM DEMOS

Managing agent

PRISTINE PROPERTY SOLUTIONS, LLC

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

121 ST NICHOLAS AVENUEBROOKLYN 150-11 41 AVENUEQUEENS 157-11 SANFORD AVENUEQUEENS 1633 2 AVENUEMANHATTAN 189-10 37 AVENUEQUEENS

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 sale1998-12-08 · no recorded price

Most recent mortgage2022-08-29 · $238,338.61

Mortgage2022-08-29$238,338.61

borrower OPM GROUP, LLC · lender ALMA BANK

Mortgage2018-03-20$776,907.39

borrower OPM GROUP, LLC · lender THE FIRST NATIONAL BANK OF LONG ISLAND

Mortgage2014-05-14$1,613,431.97

borrower OPM GROUP, LLC · lender THE DIME SAVINGS BANK OF WILLIAMSBURGH

Mortgage2010-10-29$1,777,366.34

borrower OPM GROUP, LLC. · lender MARATHON NATIONAL BANK OF NEW YORK

Mortgage2003-04-17$800,000

borrower OPM GROUP, LLC. · lender MARATHON NATIONAL BANK OF NEW YORK

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