69-11b 188 Street

Queens, NY

BBL 4-07117-0002BIN 4547336

Concern level3 of 4

High

0114 open class-C HPD violations (immediately hazardous) — about 1 per 37 apartments
027 of those issued in the last 3 years
038 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 414 stabilized units with New York State for 2023 — of about 516 apartments.

2018 — 415 units registered2023 — 414

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

1949

Built

Floors

516

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building5 others linked to the same owner

HPD housing-maintenance violations

Open now

500

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 1AIssued 2026-05-18

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER ABOVE 130 DEGREES IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt PHIssued 2024-08-21

§ 27-2056.7, 27-2056.8, 27-2056.9 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY PERFORMING ACTIVITIES NECESSARY TO ABATE TESTED LEAD-BASED PAINT FROM REQUIRED WINDOW AND/OR DOOR FRICTION SURFACES FOR APARTMENT AND MAKE FLOORS SMOOTH AND CLEANABLE, POSITIVE LEAD-BASED PAINT IN AN APARTMENT WITH A CHILD UNDER SIX LOCATED AT APT PH, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSApt JIssued 2024-05-28

§ 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FROM SOUTH AT WEST WALL, 1st DOOR FRAME FROM SOUTH AT WEST WALL, EAST WALL, WEST WALL IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT J, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Landlord hasn't certified a fix

CLASS C · IMMEDIATELY HAZARDOUSApt JIssued 2024-05-28

Status: Lead Docs Submitted, Not Acceptable

HPD housing-maintenance violations

311 complaints from tenants

214

All time

Last 12 months

Heat/Hot Water109

Unsanitary Condition42

Electric12

Door/Window10

Water Leak8

Flooring/Stairs8

Paint/Plaster8

Plumbing8

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 lower than averagevs. NYC apartment blocks

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential23

Unspecified19

Vehicle8

Street/Sidewalk2

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

Much lower than averagevs. NYC apartment blocks

NYPD reports · last 12 mo

≈ per month

Felony26

Misdemeanor19

Violation7

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 50 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

No active DOB violations.

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-09-03Apt 3Aresidential

2025-06-04Apt 3Aresidential

2024-10-30Apt 1Cresidential

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 2023-07-26

Tenant action

CLOSEDOpened 2019-10-11

Tenant action

CLOSEDOpened 2018-08-06

Harassment case

CLOSEDOpened 2016-11-14

False Certification Non-Lead

Housing court

Landlord and related buildings

Registered owner

QUEENS FRESH MEADOWS, LLC

Head officer

ARI ROSENFELD

Managing agent

QUEENS FRESH MEADOWS, LLC

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

188-35C 69 AVENUEQUEENS 192-15A 64 CIRCLEQUEENS 194-02A 64 CIRCLEQUEENS 67-25B 186 LANEQUEENS 67-40B 193 LANEQUEENS

Landlord and related buildings

Unpaid city fines

No DOB/ECB violations on record for this building.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2001-11-19 · no recorded price

Most recent mortgage2019-09-26 · $189,899,507.7

Mortgage2019-09-26$189,899,507.7

borrower QUEENS FRESH MEADOWS LLC · lender CAPITAL ONE, NATIONAL ASSOCIATION

Mortgage2006-03-31$89,408,866.27

borrower FRESH MEADOWS LLC · lender ICM CAPITAL L.L.C.

Mortgage2003-10-01$32,000,000

borrower QUEENS FRESH MEADOWS LLC · lender GMAC COMMERCIAL MORTGAGE BANK

Mortgage2002-01-09$52,500,000

borrower QUEENS FRESH MEADOWSLLC · lender GMAC COMMERCIAL MORTGAGE CORP

Sale2001-11-19no recorded price

FM INVESTORS, LP, GARDEN STATE MANAGEMENT INVESTORS, LP → QUEENS FRESH MEADOWSLLC

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