22-88 Mott Avenue

Queens, NY

BBL 4-15663-0009BIN 4299581

Concern level3 of 4

High

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
029 open class-C HPD violations (immediately hazardous) — about 1 per 7 apartments
038 of those issued in the last 3 years
043 active DOB violation(s)
053 evictions executed in the last 3 years
06$5,030 in unpaid DOB fines

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.

HPD enforcement

On the Alternative Enforcement Program

HPD placed this building in its Alternative Enforcement Program (AEP Round 17), active since 2024-01-31. AEP is the city's response to its most distressed buildings — it had 3,186 open B/C violations at selection.

Rent regulation

Likely rent-stabilized

The owner registered 60 stabilized units with New York State for 2023 — essentially all of the building's 60 apartments.

2019 — 60 units registered2023 — 60

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

1927

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

2122

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 I · NON-HAZARDOUS

§27-2153 ADM CODE THE PREMISES HAS BEEN SELECTED TO PARTICIPATE IN THE ALTERNATIVE ENFORCEMENT PROGRAM WHICH MAY RESULT IN BUILDING-WIDE INSPECTIONS, FEES, AND EXTENSIVE REPAIR WORK TO CORRECT VIOLATIONS AND UNDERLYING CONDITIONS. CHARGES FOR REPAIR WORK DONE PURSUANT TO THIS ORDER, IF NOT PAID, WILL BECOME LIENS ON THE PROPERTY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 6KIssued 2025-11-24

§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK OVER WINDOW HEAD IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT 6K, 6th STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION AT WEST

Status: Landlord hasn't certified a fix

CLASS C · IMMEDIATELY HAZARDOUSApt 2AIssued 2025-01-10

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION ''EAST''

Status: Landlord hasn't certified a fix

CLASS C · IMMEDIATELY HAZARDOUSApt 2KIssued 2025-01-03

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2K, 2nd STORY, 4th APARTMENT FROM NORTH AT EAST

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

HPD housing-maintenance violations

311 complaints from tenants

729

All time

Last 12 months

Heat/Hot Water180

Unsanitary Condition110

Door/Window93

Paint/Plaster85

Plumbing77

Appliance42

Flooring/Stairs37

Electric32

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

338

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential298

Street/Sidewalk30

Unspecified5

Vehicle4

Commercial1

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

Higher than averagevs. NYC apartment blocks

290

NYPD reports · last 12 mo

≈ per month

Felony79

Misdemeanor126

Violation85

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

2023–20240 infested · 0 eradicated

2022–20232 infested · 2 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

ACTIVE · EARCX-FAILURE TO SUBMIT EER NONE2024-06-23

FAILURE TO SUBMIT AN EER PER AD. CODE SEC. 28-308.4 IN 2023

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2024-02-22

FAILED TO FILE FISP CYCLE 9C TECHNICAL REPORT BY 2/21/2024

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2019-04-30

FAILED TO FILE FISP CYCLE 8C TECHNICAL REPORT BY 02/21/2019

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-03-09Apt 2-Mresidential

2025-10-22Apt 6Aresidential

2025-02-04Apt 3-Aresidential

2019-07-26Apt 2Eresidential

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.

CLOSED

Comp Supplemental Cases

CLOSEDOpened 2025-08-19

Harassment case

CLOSEDOpened 2024-12-18

Harassment case

CLOSEDOpened 2024-12-10

Harassment case

Housing court

Landlord and related buildings

Registered owner

Gifrock LLC

Head officer

Sherman Dropkin

Managing agent

Arden Management Co

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

109 WEST TREMONT AVENUEBRONX 11-27 NAMEOKE STREETQUEENS 11-36 MC BRIDE STREETQUEENS 11-38 MC BRIDE STREETQUEENS 127 BEACH 119 STREETQUEENS

Landlord and related buildings

Unpaid city fines

$5,030

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.

ConstructionClass 22026-08-15$2,500 due

Local LawClass 22025-04-08$2,530 due

Unpaid city fines

Ownership & money

Speculation watch

·Bought and resold within a few years — rapid turnover is a common speculation signal

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2022-10-26 · $26,000,000

Most recent mortgage2020-12-14 · $970,994.68

Sale2022-10-26$26,000,000

HF ROCKAWAY LLC → GIFROCK LLC, CENTURION FAMILY HOLDINGS, LLC

Sale2020-12-14$12,035,000

TWICE MIGHT LLC, MARASOW, JOSEPH, MARASOW, CIREL → HF ROCKAWAY LLC

Mortgage2020-12-14$970,994.68

borrower HF ROCKAWAY LLC · lender GREYSTONE SERVICING COMPANY LLC

Sale2020-12-14no recorded price

TWICE MIGHT LLC → MARASOW, JOSEPH, TWICE MIGHT LLC, MARASOW, CIREL

Mortgage2016-08-18$3,267,218.83

borrower TWICE MIGHT LLC · lender CAPITAL ONE, NATIONAL ASSOCIATION

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 60-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

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