98-21 65 Avenue

Queens, NY

BBL 4-02102-0001BIN 4431991

Concern level3 of 4

High

0121 open class-C HPD violations (immediately hazardous) — about 1 per 14 apartments
0221 of those issued in the last 3 years
031 open rent-impairing violation(s)
042 evictions executed in the last 3 years

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 295 stabilized units with New York State for 2023 — of about 300 apartments.

2018 — 288 units registered2023 — 295

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

1938

Built

Floors

300

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building97 others linked to the same owner

HPD housing-maintenance violations

Open now

146

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 5AIssued 2026-09-18

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 3EIssued 2026-09-15RENT-IMPAIRING

§ 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING CONSISTING OF HASP AND KEY OPERATED LOCK INSTALLED ON ENTRANCE DOOR (APT SIDE) IN THE ENTRANCE LOCATED AT APT 3E, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Civ14 Mailed

CLASS C · IMMEDIATELY HAZARDOUSApt 5AIssued 2026-09-09

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF AIR CONDITION UNIT INSTALLED ON WINDOW TO FIRE ESACAPE IN THE 1st ROOM FROM EAST LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5AIssued 2026-09-09

§ 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 5; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

204

All time

Last 12 months

Unsanitary Condition69

Heat/Hot Water55

Paint/Plaster13

Plumbing11

Safety10

Water Leak10

Electric10

Flooring/Stairs9

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

403

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential286

Vehicle41

Street/Sidewalk34

Unspecified32

Commercial6

Park4

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

182

NYPD reports · last 12 mo

≈ per month

Felony65

Misdemeanor79

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

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

2024–20251 infested · 1 eradicated

2024–20250 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

No active DOB violations.

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-03-02Apt 5Aresidential

2019-08-13—commercial

2019-08-13—residential

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 2026-08-18

Tenant action

CLOSEDOpened 2024-10-16

Tenant action

CLOSEDOpened 2024-01-16

Tenant action

CLOSEDOpened 2018-11-28

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

QUEENS PORTFOLIO V, LLC

Head officer

MARGARET BRUNN

Managing agent

BRIAN GARLAND

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

10 EAST 138 STREETMANHATTAN 100 LEFFERTS AVENUEBROOKLYN 102-43 CORONA AVENUEQUEENS 109-05 120 STREETQUEENS 119-21 METROPOLITAN 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 sale2019-11-18 · $150,000,000

Most recent mortgage2019-11-18 · $64,000,000

Mortgage2019-11-18$64,000,000

borrower QUEENS PORTFOLIO V, LLC · lender DEUTSCHE BANK AG, NEW YORK BRANCH, A GERMAN BANK

Sale2019-11-18$150,000,000

QUEENS PARK REALTY CORP. → QUEENS PORTFOLIO V, LLC

Mortgage2015-04-01$18,500,000

borrower QUEENS PARK REALTY CORP. · lender PEOPLE'S UNITED BANK, NATIONAL ASSOCIATION

Mortgage2013-03-20$3,450,000

borrower QUEENS PARK REALTY CORP, QUEENS PARK REALTY CORP. · lender PEOPLES UNITED BANK

Mortgage2013-03-20$3,450,000

borrower QUEENS PARK REALTY CORP, QUEENS PARK REALTY CORP. · lender PEOPLES UNITED 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

Flagged for the 2025 tax-lien sale

The owner owes enough in water and sewer charges to be listed for the city's tax-lien sale (most recently a 10-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

10-day noticewater/sewer only2025-05-01

30-day noticewater/sewer only2025-04-01

60-day noticewater/sewer only2025-03-01

90-day noticewater/sewer only2025-02-01

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