25-90 35 Street

Queens, NY

BBL 4-00632-0070BIN 4009387

Concern level4 of 4

Severe

0158 open class-C HPD violations (immediately hazardous) across 60 apartments
0245 of those issued in the last 3 years
033 open rent-impairing violation(s)
048 active DOB violation(s)
052 evictions executed in the last 3 years
064 DOB fines lost by default (unpaid)

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 27 stabilized units with New York State for 2022 — of about 60 apartments.

2018 — 28 units registered2022 — 27

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

1931

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building20 others linked to the same owner

HPD housing-maintenance violations

156

Open now

339

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 HAZARDOUS

§ 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 AT FIRE DOOR AT BULKHEAD TO THE ROOF AT WEST

CLASS C · IMMEDIATELY HAZARDOUS

§ 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 ...DOOR AND FRAME AT FIRE DOOR AT BULKHEAD TO THE ROOF AT EAST

CLASS C · IMMEDIATELY HAZARDOUS

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF ...PUSH BAR WITHOUT RE-ENTER OPTION INSTALL AT FIRE DOOR AT BULKHEAD TO THE ROOF AT EAST

CLASS C · IMMEDIATELY HAZARDOUS

§ 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 AT FIRE DOOR LEADING TO WEST SECTION AT PUBLIC HALL, 6th STORY

HPD housing-maintenance violations

311 complaints from tenants

197

All time

Last 12 months

Heat/Hot Water76

Paint/Plaster32

Unsanitary Condition20

Door/Window16

Water Leak15

Plumbing14

Electric13

General4

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

About averagevs. NYC apartment blocks

376

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential145

Commercial126

Unspecified55

Street/Sidewalk22

Vehicle21

Neighborhood noise

Neighborhood crime

Higher than averagevs. NYC apartment blocks

326

NYPD reports · last 12 mo

≈ per month

Felony79

Misdemeanor210

Violation37

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 · E-ELEVATOR ELEVATORREQUIRED2018-02-28

ACTIVE · BENCH-FAILURE TO BENCHMARK NONE2012-05-03

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

ACTIVE · BENCH-FAILURE TO BENCHMARK NONE2012-01-01

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

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-07-21Apt 1Jresidential

2019-06-20Apt 5Lresidential

2018-04-18Apt 2Dresidential

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.

Housing court

Landlord and related buildings

Registered owner

25-90 35TH STREET LLC

Head officer

JOSEPH PISTILLI

Managing agent

PHOENIX MANAGEMENT 23 LLC

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

136-16 222 STREETQUEENS 1500 GRAND CONCOURSEBRONX 1555 GRAND CONCOURSEBRONX 1715 WALTON AVENUEBRONX 1727 WALTON AVENUEBRONX

Landlord and related buildings

Unpaid city fines

$30,515

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 sale2005-01-19 · no recorded price

Most recent mortgage2020-12-22 · $1,316,401.9

Mortgage2020-12-22$1,316,401.9

borrower 2590 35TH STREET LLC · lender SIGNATURE BANK

Mortgage2014-09-12$6,442,076.95

borrower 2590 35TH STREET LLC · lender NEW YORK COMMUNITY BANK

Mortgage2010-09-23$5,935,000

borrower 2590 35TH STREET LLC · lender NEW YORK COMMUNITY BANK

Sale2005-01-19no recorded price

PISTILLI, ANTHONY, PISTILLI, JOSEPH → 25-90 35TH STREET, LLC

Sale1994-01-27no recorded price

PISTILLI, MICHAEL → PISTILLI, ANTHONY, PISTILLI, JOSEPH

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