# 278 Graff Avenue, Bronx, NY 10465

BBL 2055960036 · Block 5596 · Lot 36 · BIN 2081402  
Canonical page: https://nycpropertyfacts.com/ny/bronx/278-graff-avenue-2055960036  
Last updated: 2026-10-31 · Open-item counts as of 2026-11-06

## Summary

278 Graff Avenue (Bronx, NY 10465; tax lot BBL 2055960036) is a two-family home (building class B1: two-family home, brick), built around 1950, on a 2,342 sq ft lot zoned R4-1. City tax records list the owner as NYC LOVING HOME LLC; the most recent deed with a stated price is dated April 25, 2019 at $565,000 (per ACRIS). The Department of Finance's final market value for tax year 2027 is $768,000. As of November 6, 2026, NYC Open Data shows one open HPD violation. There were two 311 requests in the past 12 months and two HPD complaints since 2019. (Source: NYC Open Data — DOB, HPD, OATH, DOF, DCP and ACRIS datasets — compiled by NYC Property Facts.)

How to cite: NYC Property Facts, “278 Graff Avenue, Bronx, NY 10465 (BBL 2055960036)”, data as of 2026-11-06, https://nycpropertyfacts.com/ny/bronx/278-graff-avenue-2055960036. Source: NYC Open Data.

## Neighborhood

Throgs Neck-Schuylerville: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville

- Open HPD violations: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville/open-hpd-violations
- Active DOB violations: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville/active-dob-violations
- Active ECB violations: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville/active-ecb-violations
- Open DOB jobs: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville/open-dob-jobs
- Unpaid OATH tickets: https://nycpropertyfacts.com/ny/bronx/neighborhoods/throgs-neck-schuylerville/unpaid-oath-tickets

## Open items

| Item | Count |
|---|---|
| Open DOB jobs (permit issued, not signed off) | 0 |
| Active DOB violations | 0 |
| Active ECB violations | 0 |
| Open HPD violations | 1 |
| OATH tickets with unpaid balance | 0 |

## Lot & building

- Owner of record: NYC LOVING HOME LLC
- Building class: B1 – Two-family home, brick
- Year built: 1950
- Floors: 3
- Units: 2 residential / 2 total
- Lot area: 2,342 sq ft · Building area: 2,500 sq ft
- Zoning: R4-1
- Source: PLUTO (Dept. of City Planning) (https://data.cityofnewyork.us/d/64uk-42ks), data as of 2026-11-07

## Tax assessment

- Tax year 2027 (final roll): market value $768,000, assessed value $46,080, tax class 1
- Source: DOF Property Valuation and Assessment Data (https://data.cityofnewyork.us/d/8y4t-faws)

## Sales & deeds (ACRIS)

Deeds recorded with the City Register. amount 0 usually means a non-market transfer. lots_in_deed > 1 means the price covers several lots.

| Date | Status | Description | Source |
|---|---|---|---|
| 2020-01-20 | recorded (DEED) | DEED dated 2020-01-20 from LIU, YUANQING to NYC LOVING HOME LLC, no price stated ($0). | bnx9-e6tj |
| 2019-04-25 | recorded (DEED) | DEED dated 2019-04-25 from MONTANO, ELMER A. to LIU, YUANQING, stated price $565,000. | bnx9-e6tj |
| 2019-04-22 | recorded (CORRD) | CORRD dated 2019-04-22 from MONTANO, SARA; SARA MONTANO, AS HEIRS; MARIA P. SIPION, DECEASED; ELMER A. MONTANO, AS HEIRS; MONTANO, ELMER A. to MONTANO, ELMER A., no price stated ($0). | bnx9-e6tj |
| 2002-09-16 | recorded (DEED) | DEED dated 2002-09-16 from SIPION, MARIA B.; MONTANO, ELMER A.; MONTANO, SARA to MONTANO, ELMER A., no price stated ($0). | bnx9-e6tj |
| 1992-11-19 | recorded (DEED) | DEED dated 1992-11-19 from MILITO, ARISTIDE to SIPION, MARIAB.; MONTANO, ELMER A.; MONTANO, SARA, no price stated ($0). | bnx9-e6tj |

## Open DOB jobs and recent work permits

A DOB "job" is an application to do construction work. status "open" = a permit was issued but DOB has no record of final sign-off. Work permits are listed with type "work_permit" and their DOB permit status (they are not counted as open items).

No records found.

## Open violations (DOB, ECB, HPD)

status "open" = DOB violation category is ACTIVE, ECB violation status is ACTIVE, or HPD violation status is Open.

| Date | Status | Description | Source |
|---|---|---|---|
| 2022-06-08 | open (Info Nov Sent Out) | HPD class I violation (Class I): §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 PREMIS…. Open — not recorded as corrected. | wvxf-dwi5 |

## OATH tickets with unpaid balance or pending

status "open" = balance due > $0 after a decision (cases awaiting a hearing are "pending"). default=true means the respondent did not appear.

No records found.

## Complaints (HPD since 2019, 311 last 12 months)

Complaints are reports, not violations. status mirrors the published complaint / request status.

| Date | Status | Description | Source |
|---|---|---|---|
| 2023-09-20 | closed (CLOSE) | HPD complaint (apt 2): Safety – Window Guard Broken/Missing. The Department of Housing Preservation and Development inspected the following conditions. No violations were issued. The complaint has been closed. | ygpa-z7cr |
| 2022-06-02 | closed (CLOSE) | HPD complaint (apt BLDG): Electric – Power Outage. The Department of Housing Preservation and Development inspected the following conditions. No violations were issued. The complaint has been closed. | ygpa-z7cr |
| 2026-10-09 | closed (Closed) | 311 request to NYPD: Noise - Residential – Loud Music/Party. | erm2-nwe9 |
| 2025-12-02 | closed (Closed) | 311 request to NYPD: Noise - Residential – Banging/Pounding. | erm2-nwe9 |

## Owners & contacts

Owner of record comes from city tax records (PLUTO) and can lag behind recent sales.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-08-24 | current | City tax records (PLUTO) list the owner as NYC LOVING HOME LLC. | 64uk-42ks |
| 2020-01-20 | recorded | Grantee (buyer) on the most recent deed (DEED, 2020-01-20). | 636b-3b5g |

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Independent site. Data from NYC Open Data; not affiliated with the City of New York. Not a title search or official record; verify with the issuing agency. JSON: https://nycpropertyfacts.com/api/v1/property/2055960036