232 recorded events, 1976–2026, from 12 city data systems. The city's paper trail here is mostly 65 ACRIS deeds & mortgages, 56 311 service requests, 32 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 72% 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 50.3. 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 | 26 total — 2 class C (immediately hazardous), 19 class B, 5 class A. Oldest open since 1984-09-14. |
status snapshot refreshed weekly from HPD records
3 heat or hot-water complaints in the last three years (winter 2023–24: 3).
No bedbug-infested units reported in the last three years of filings.
21 service requests in the last three years. Most common: WATER LEAK (4) · Illegal Parking (4) · PLUMBING (3) · PAINT/PLASTER (3) · Noise (3) · UNSANITARY CONDITION (2).
$10,000 in permitted construction work filed since 2016 (1 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1910) |
| 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 | $993,000 | $446,850 |
| 2026 | $1,029,000 | $463,050 |
| 2027 | $1,235,000 | $555,750 |
The city's market estimate has risen 24% between tax years 2025 and 2027.
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 |
| Bus | Nearest boarding stop: 2 Av / E 105 St — M15 · 200 ft |
| Citi Bike | E 103 St & 2 Ave · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 146 Ann M. Short. 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.
305 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 |
21 311 service requests from this address in the last three years — 1 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 | Mortgage $1,760,000 — from J & M COUTINHO LLC to SOVEREIGN BANK NA; SANTANDER BANK NA; SOVEREIGN BANK | $1,760,000 | |
| 2014-04-09 | Agreement $4,560,000 — from J & M COUTINHO LLC to SANTANDER BANK NA | $4,560,000 | |
| 2011-02-07 | Mortgage $700,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK | $700,000 | |
| 2011-02-07 | Agreement $2,800,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK | $2,800,000 | |
| 2008-12-31 | AL&R $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC. | $2,100,000 | |
| 2008-12-31 | M&CON $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 $6,086,333 — from CLAREMONT PROPERTIES LLC to J&M COUTINHO LLC | $6,086,333 | |
| 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 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 1 | 0 | 1 | 4 |
| 2018 | 2 | 0 | 0 | 0 | 3 | 5 |
| 2019 | 0 | 0 | 2 | 0 | 2 | 4 |
| 2020 | 0 | 0 | 6 | 2 | 1 | 9 |
| 2021 | 0 | 0 | 18 | 0 | 2 | 20 |
| 2022 | 0 | 0 | 12 | 0 | 2 | 14 |
| 2023 | 0 | 0 | 19 | 0 | 4 | 23 |
| 2024 | 0 | 0 | 25 | 0 | 3 | 28 |
| 2025 | 0 | 0 | 4 | 3 | 3 | 10 |
| 2026 | 0 | 0 | 1 | 0 | 2 | 3 |
Every one of the 232 recorded events, 1976–2026, 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