21a Francine Court
Analysis
The property’s over‑built status and high violation count drive a medium risk rating despite the lack of penalties and a clean tax lien record.
The good
- No enforcement or safety violation penalties are owed
- No tax lien or arms‑length sale on record
- Average unit size of 949 sq ft is relatively spacious
The bad
- Building is over‑built for residential floor‑area (built FAR 0.79 exceeds the 0.75 limit)
- 71 open violations equate to about one per unit
- 141 complaints indicate frequent resident issues
- Market value on record is 0, suggesting no recent arm‑length transaction
Written by a language model from this property's own figures — the same numbers shown on this page. It introduces no facts of its own: every figure it cites is checked against the data before the text is shown. It is a reading of the numbers, not a professional opinion, and it can be wrong about emphasis even when it is right about arithmetic. See our methodology.
What the numbers say
Generated from this property's own figures using the rules set out in our methodology. Every statement below refers to a number shown on this page.
Already larger than residential zoning would allow
The building occupies a floor-area ratio of 0.79, against a residential limit of 0.75 — it is over that limit by 0.04. A building in this position almost always predates the current rules and is legally non-conforming: it may generally remain, but it typically cannot be enlarged for residential use, and it may not be rebuildable as it stands. A higher limit of 1.00 does apply to community-facility use, which produces an apparent 18,715 sq ft of headroom — but that is not residential floor area and is not interchangeable with it. Reading that number as room for more apartments is the most expensive mistake available in this data.
Unresolved conditions on record
71 violations remain open across 74 residential units (about 1.0 per apartment), against an outstanding penalty balance of $0.00. A significant open count with little money attached usually means habitability items that were never certified as corrected, rather than a few expensive enforcement actions — an administrative problem more than a financial one, though it is still a problem.
Development & zoning
Floor-area ratio
| Built | 0.79 |
|---|---|
| Residential limit | 0.75 |
| Commercial limit | 0.00 |
| Community-facility limit | 1.00 |
Development headroom (calculated) calculated
| Highest permitted ratio | 1.00 |
|---|---|
| Unused ratio | 0.21 |
| Unused buildable area | 18,715 sq ft |
| Lot area | 89,120 sq ft |
Value & taxes
Assessment
| Assessed total | $1,774,746 |
|---|---|
| Assessed land | $85,209 |
| Assessed building | $1,689,537 |
| Market value on record | $0 |
| Assessed as % of market | — |
Tax
| Tax class | 2 |
|---|---|
| Taxable assessed | $0 |
| Tax rate | 12.502% |
| Estimated annual levy | — |
The levy is an estimate — taxable value × the published rate for the class. It does not account for exemptions or abatements the property may carry, and will not match an actual bill. It is not the property's total debt to the city: unpaid tax and water arrears are not shown anywhere on this page.
Assessed value by year
| Year | Assessed value | Change |
|---|---|---|
| 2027 | $0 | — |
| 2026 | $0 | — |
| 2025 | $0 | — |
| 2024 | $0 | — |
| 2023 | $0 | — |
Building & occupancy
Structure
| Year built | 1988 |
|---|---|
| Floors | 3 |
| Building area | 70,226 sq ft |
| Residential area | 70,226 sq ft |
| Commercial area | — |
Occupancy
| Ownership | Condominium |
|---|---|
| Total units | 74 |
| Residential units | 74 |
| Residential Avg unit size | 949 sq ft (calculated) |
| Building class | R3 |
Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | New Dorp (SIR) — 0.37 mi |
|---|---|
| School district | 31 |
| Police precinct | 122 |
| Nearest firehouse | Engine 165/Ladder 85 — 3067 Richmond Road |
Location risk
| Flood zone | Minimal hazard (Zone X) |
|---|---|
| Hurricane evacuation zone | Not in an evacuation zone |
Comparable sales
| Address | Sale date | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| 45b Francine Court, 87b | 2026-04-22 | $325,000 | — | — |
| 52a Francine Court, 80a | 2026-02-20 | $439,999 | — | — |
| 305b Tysens Lane | 2025-12-18 | $742,800 | 1,120 | $663 |
| 20a Francine Court, 110a | 2025-11-07 | $485,000 | — | — |
| 6 Arc Place, A4 | 2025-09-17 | $485,000 | — | — |
| 6 Arc Place, P20 | 2025-09-17 | $485,000 | — | — |
| 6 Arc Place, P15 | 2025-08-18 | $580,000 | — | — |
| 6 Arc Place, P14 | 2025-08-18 | $580,000 | — | — |
Record activity
Compliance calculated
| Open violations | 71 |
|---|---|
| Open per residential unit | 1.0 (calculated) |
| Enforcement penalties | $0.00 |
| Safety-violation penalties | Not available |
| Total penalties owed | $0.00 (calculated) |
| On tax-lien sale list | No |
Activity
| Complaints recorded | 141 |
|---|---|
| Permits / alterations | 0 |
| Recorded documents | 0 |
| Legal proceedings | 0 |
Total penalties owed combines two separate debts — enforcement penalties (from summonses) and safety-violation penalties (unfiled inspections and reports on boilers, elevators, facades and energy use). The second kind accrues quietly and is routinely missed; it is a standing debt on the building, not a fine someone can walk away from. The safety figure could not be retrieved for this property, so no total is shown — we would rather show nothing than a total that silently omits it. Neither figure includes unpaid property tax or water and sewer arrears, which are frequently the largest number of all and appear nowhere on this page. For a true payoff figure, go to the city directly.
Ownership & last recorded sale
Owner of record
| Owner | Name Not On File |
|---|---|
| Parcel | 5042297501 |
| Block | 4229 |
| Lot | 7501 |
Last recorded transfer
| Date | — |
|---|---|
| Recorded price | — |
| Price per unit | Not meaningful |
| Price vs assessed | Not meaningful |
Owner of record comes from the public land-use record and may lag a recent sale. It is frequently a holding company rather than an individual. If you own or manage this property and believe something here is wrong, tell us — we read and respond to every message of that kind.
Open violations
Open violations only. A violation that was raised and later corrected is not counted — an older building accumulates hundreds of those, and the number says more about its age than its condition.
| Issued | Category | Class | Status | Amount due | Description |
|---|---|---|---|---|---|
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 18 Sep 2025 | Building | Gas Piping - a local law | Active | — | Cycle 1, Sub-cycle B (premises is in Community District 2 |
| 16 Nov 2022 | Housing | I | INFO NOV SENT OUT | — | 27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITED FROM CERTIFYING VIOLATIONS, AND DENIED THE RIGHT TO RECOVER POSSESSION OF PREMISES FOR NONPAYMENT OF RENT UNTIL A VALID RE |
| 22 May 2013 | Enforcement | CLASS - 2 | ACTIVE | — | OCCUPANCY CONTRARY TO THAT ALLOWED BY THE COFO #069816 COFO INDICATES ONE CAR GARAGE ON FIRST FLR GARAGE HAD BEEN CONVERTED INTO A HABITABLEROOM W/ENTRANCE DOOR AND WINDOW.RMDY:DISCONTINUE ILLEGAL USE OR AMEND |
| 3 May 2012 | Building | Benchmarking - a local law | Active | — | FTF-EN-BENCH |
| 1 Jan 2012 | Building | Benchmarking - a local law | Active | — | FTF-EN-BENCH |
| 21 Jan 2010 | Housing | B | NOV SENT OUT | — | 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES. IN THE ENTIRE APARTMENT LOCATED AT APT A, 2nd STORY |
| 20 Jan 2010 | Housing | C | NOV SENT OUT | — | 27-2031 ADMIN. CODE: PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT A, 2nd STORY, APARTMENT AT EAST |
| 20 Jan 2010 | Housing | C | NOV SENT OUT | — | 27-2073 ADM CODE - PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES ... IN THE ENTIRE APARTMENT LOCATED AT APT A, 2nd STORY, APARTMENT AT EAST |
| 4 Aug 2009 | Housing | B | NOV SENT OUT | — | 27-2024 ADMIN. CODE: PROVIDE ADEQUATE SUPPLY OF HOT WATER FOR THE FIXTURES 2story apt IN THE 1st ENTIRE APARTMENT FROM EAST LOCATED AT APT 2, 2nd STORY |
| 4 Aug 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT A, 1st STORY, 1st APARTMENT FROM NORTH AT EAST |
| 4 Aug 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADMIN. CODE: REPLACE WITH NEW THE MISSING BATHTUB AND WASHBASIN WATER KNOBS IN THE BATHROOM LOCATED AT APT A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST |
| 4 Aug 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADMIN. CODE: REPLACE WITH NEW THE BROKEN OR DEFECTIVE WINDOW GLASS IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH |
| 4 Aug 2009 | Housing | A | NOV SENT OUT | — | 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR CEILING AND NORTH WALL DUE TO WATER DAMAGE IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH |
| 4 Aug 2009 | Housing | A | NOV SENT OUT | — | 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR SOUTH WALL DUE TO WATER DAMAGE IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT A, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH |
Showing the 50 most recent of 71. The full set is available in the interactive report.
Complaints
A complaint is an allegation, not a finding — many are dismissed. A sustained pattern is nevertheless informative about how a building is run.
| Date | Problem | Type | Status | Closed |
|---|---|---|---|---|
| 9 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 10 Jun 2026 |
| 29 Apr 2026 | Blocked Hydrant | Illegal Parking | Closed | 29 Apr 2026 |
| 7 Apr 2026 | Blocked Hydrant | Illegal Parking | Closed | 7 Apr 2026 |
| 4 Apr 2026 | Blocked Hydrant | Illegal Parking | Closed | 4 Apr 2026 |
| 4 Apr 2026 | Blocked Hydrant | Illegal Parking | Closed | 4 Apr 2026 |
| 24 Mar 2026 | Lamppost Leaning | Street Light Condition | Closed | 3 Apr 2026 |
| 24 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 24 Feb 2026 |
| 24 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 24 Feb 2026 |
| 24 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 24 Feb 2026 |
| 23 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 23 Feb 2026 |
| 14 Feb 2026 | Partial Access | Blocked Driveway | Closed | 15 Feb 2026 |
| 26 Jan 2026 | No Access | Blocked Driveway | Closed | 26 Jan 2026 |
| 9 Jan 2026 | Blocked Hydrant | Illegal Parking | Closed | 9 Jan 2026 |
| 27 Dec 2025 | Snow Tracking | Snow or Ice | Closed | 27 Dec 2025 |
| 4 Dec 2025 | No Access | Blocked Driveway | Closed | 4 Dec 2025 |
| 4 Dec 2025 | Waste Set Out Too Early or Too Late | Residential Disposal Complaint | Closed | 5 Dec 2025 |
| 4 Dec 2025 | Waste Set Out Too Early or Too Late | Residential Disposal Complaint | Closed | 4 Dec 2025 |
| 2 Dec 2025 | Waste Set Out Too Early or Too Late | Residential Disposal Complaint | Closed | 2 Dec 2025 |
| 19 Nov 2025 | With License Plate | Abandoned Vehicle | Closed | 19 Nov 2025 |
| 18 Nov 2025 | Parking Permit Improper Use | Illegal Parking | Closed | 18 Nov 2025 |
| 17 Nov 2025 | Blocked Hydrant | Illegal Parking | Closed | 17 Nov 2025 |
| 22 Oct 2025 | Commercial Overnight Parking | Illegal Parking | Closed | 22 Oct 2025 |
| 2 Aug 2025 | Commercial Overnight Parking | Illegal Parking | Closed | 2 Aug 2025 |
| 20 May 2025 | With License Plate | Abandoned Vehicle | Closed | 20 May 2025 |
| 21 Feb 2025 | Hydrant Leaking (WC1 | Water System | Closed | 25 Feb 2025 |
| 9 Oct 2024 | Lead Kit Request (Residential) (L10 | Lead | Closed | 11 Oct 2024 |
| 3 Jul 2024 | License Plate Obscured | Illegal Parking | Closed | 3 Jul 2024 |
| 16 May 2024 | Building Permit - None | General Construction/Plumbing | Closed | 4 Sep 2024 |
| 14 Jan 2024 | ELECTRIC/GAS RANGE | APPLIANCE | Closed | 16 Feb 2024 |
| 10 Jan 2024 | PESTS | UNSANITARY CONDITION | Closed | 16 Feb 2024 |
| 1 Jan 2024 | CEILING | PAINT/PLASTER | Closed | 4 Jan 2024 |
| 1 Jan 2024 | MOLD | UNSANITARY CONDITION | Closed | 4 Jan 2024 |
| 1 Jan 2024 | FLOOR | FLOORING/STAIRS | Closed | 4 Jan 2024 |
| 11 Oct 2023 | Waste Set Out Too Early or Too Late | Residential Disposal Complaint | Closed | 11 Oct 2023 |
| 10 Oct 2023 | Inappropriate Behavior | Sanitation Worker or Vehicle Complaint | Closed | 23 Oct 2023 |
| 4 Oct 2023 | Noise: Alarms (NR3 | Noise | Closed | 5 Oct 2023 |
| 26 Sep 2023 | Loud Talking | Noise - Street/Sidewalk | Closed | 26 Sep 2023 |
| 26 Sep 2023 | Loud Talking | Noise - Street/Sidewalk | Closed | 26 Sep 2023 |
| 2 Sep 2023 | Ewaste appointment | Electronics Waste Appointment | Closed | 6 Sep 2023 |
| 20 Aug 2023 | Ewaste appointment | Electronics Waste Appointment | Closed | 22 Aug 2023 |
| 14 Aug 2023 | TOILET | PLUMBING | Closed | 31 Aug 2023 |
| 14 Aug 2023 | SEWAGE | UNSANITARY CONDITION | Closed | 31 Aug 2023 |
| 14 Aug 2023 | SEWAGE | UNSANITARY CONDITION | Closed | 31 Aug 2023 |
| 10 Jul 2023 | Ewaste appointment | Electronics Waste Appointment | Closed | 12 Jul 2023 |
| 8 Jun 2023 | Dirty Water (WE | Water System | Closed | 8 Jun 2023 |
| 6 Jun 2023 | Dirty Water (WE | Water System | Closed | 8 Jun 2023 |
| 3 Jun 2023 | Blocked Hydrant | Illegal Parking | Closed | 3 Jun 2023 |
| 25 Apr 2023 | Trash | Missed Collection | Closed | 28 Apr 2023 |
| 17 Apr 2023 | Rat Sighting | Rodent | Closed | 17 Apr 2023 |
| 22 Mar 2023 | Blocked Sidewalk | Illegal Parking | Closed | 22 Mar 2023 |
Showing the 50 most recent of 141. The full set is available in the interactive report.
About this page
Compiled from New York City public records — data retrieved 6 days ago. Coverage on this parcel: 14 of 15 record groups populated. The derived figures — unused floor-area ratio, buildable area, the assessed-value trend and the per-unit ratios — are calculated by us and appear in no public dataset; the formulas are in the methodology.
This is a research tool, not advice. It is not a title search, a lien search, a survey or an inspection, and it does not replace any of them. If a figure here matters to a decision, verify it at the source. See Terms.