186 recorded events, 1968–2026, from 13 city data systems. The city's paper trail here is mostly 59 ACRIS deeds & mortgages, 42 311 service requests, 22 rodent inspections.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 68% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 6.8. In ZIP 10029, 43% of residential buildings hold an A and 12% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 1984-04-24. |
status snapshot refreshed weekly from HPD records
10 heat or hot-water complaints in the last three years (winter 2025–26: 10).
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: HEAT/HOT WATER (5) · Noise (4) · Street Light Condition (1) · GENERAL (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1930) |
| Yes | Six or more residential units (8) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | J&M COUTINHO LLC |
| Head officer | Charles Coutinho |
| Managing agent | CHARLES COUTINHO PROPERTY MANAGEMENT INC |
| Last registered | 2025-09-15 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,270,000 | $571,500 |
| 2026 | $1,016,000 | $457,200 |
| 2027 | $1,160,000 | $522,000 |
The city's market estimate has fallen 9% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 103 St — 6 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none 96 St — Q · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 2 Av / E 103 St — M15-SBS · 200 ft · Select Bus Service |
| Citi Bike | E 103 St & 2 Ave · 200 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 38 Roberto Clemente. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
312 East 104 Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
11 311 service requests from this address in the last three years — 5 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by CHARLES COUTINHO PROPERTY MANAGEMENT INC — 14 buildings, 293 units. Grades across the portfolio: A11 · B3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 303 East 95 Street | MN | 59 | B |
| 180 Claremont Avenue | MN | 36 | A |
| 230 West 113 Street | MN | 26 | A |
| 247 West 113 Street | MN | 25 | A |
| 108 West 111 Street | MN | 24 | A |
| 317 East 75 Street | MN | 22 | A |
| 5 West 101 Street | MN | 20 | A |
| 328 East 74 Street | MN | 18 | A |
| 69 West 107 Street | MN | 15 | A |
| 32 West 86 Street | MN | 14 | B |
| 302 East 104 Street | MN | 10 | A |
| 305 East 104 Street | MN | 8 | B |
| 322 East 104 Street | MN | 8 | A |
| 312 East 104 Street | MN | 8 | A |
Most recent mortgage recorded against this lot: $590,000 on 2025-05-23 (lender: JPMorgan Chase Bank NA), covering 4 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-05-23 | Mortgage $590,000 — from J & M COUTINHO LLC to JPMORGAN CHASE BANK NA | $590,000 | |
| 2025-05-23 | Agreement $5,915,000 — from J & M COUTINHO LLC to JPMORGAN CHASE BANK NA | $5,915,000 | |
| 2020-07-07 | Mortgage $100,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A. | $100,000 | |
| 2020-07-07 | M&CON $5,325,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A. | $5,325,000 | |
| 2016-04-04 | Mortgage $665,000 — from J&M COUTINHO LLC to SANTANDER BANK NA | $665,000 | |
| 2016-04-04 | Agreement $5,225,000 — from J&M COUTINHO LLC to SANTANDER BANK NA | $5,225,000 | |
| 2014-04-09 | Agreement $4,560,000 — from J & M COUTINHO LLC to SANTANDER BANK NA | $4,560,000 | |
| 2014-04-09 | Mortgage $1,760,000 — from J & M COUTINHO LLC to SOVEREIGN BANK NA; SANTANDER BANK NA; SOVEREIGN BANK | $1,760,000 | |
| 2011-02-07 | Agreement $2,800,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK | $2,800,000 | |
| 2011-02-07 | Mortgage $700,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK | $700,000 | |
| 2008-12-31 | M&CON $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC. | $2,100,000 | |
| 2008-12-31 | AL&R $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC. | $2,100,000 | |
| 2006-03-06 | Agreement $904,270 — from J&M COUTINHO LLC to CLAREMONT PROPERTIES LLC; M&T REAL ESTATE, INC.; M&T REAL ESTATE TRUST SUCESSOR BY MERGER | $904,270 | |
| 2006-02-03 | Agreement $483,846 — from J & M COUTINHO LLC to M & T REAL ESTATE TRUST SUCESSOR BY MERG; CLAREMONT PROPERTIES LLC; M & T REAL ESTATE, INC | $483,846 | |
| 2006-02-03 | Agreement $6,086,333 — from CLAREMONT PROPERTIES LLC to J&M COUTINHO LLC | $6,086,333 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 0 | 0 | 1 | 2 |
| 2018 | 0 | 0 | 0 | 3 | 3 |
| 2019 | 0 | 2 | 0 | 3 | 5 |
| 2020 | 0 | 6 | 2 | 1 | 9 |
| 2021 | 3 | 4 | 0 | 1 | 8 |
| 2022 | 5 | 19 | 0 | 2 | 26 |
| 2023 | 2 | 13 | 0 | 3 | 18 |
| 2024 | 0 | 2 | 0 | 5 | 7 |
| 2025 | 0 | 14 | 3 | 3 | 20 |
| 2026 | 0 | 4 | 0 | 4 | 8 |
Every one of the 186 recorded events, 1968–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10029 · Landlord rankings · How grades work · The map · The Mice Map