1,216 recorded events, 1990–2026, from 17 city data systems. The city's paper trail here is mostly 753 ACRIS deeds & mortgages, 136 311 service requests, 68 DOB permits.
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 77% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 3.8. In ZIP 10026, 38% of residential buildings hold an A and 13% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
57 service requests in the last three years. Most common: Illegal Parking (22) · Noise (19) · Dirty Condition (5) · Illegal Tree Damage (4) · Abandoned Vehicle (2) · Obstruction (2).
$335,695 in permitted construction work filed since 2016 (5 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.
| No | Built before 1974 (2006) |
| Yes | Six or more residential units (32) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | GRACELINE COURT CONDOMINIUM |
| Head officer | JEREMY SHEFF |
| Managing agent | KYROUS REALTY GROUP, INC |
| Last registered | 2025-09-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $225,749 | $101,588 |
| 2026 | $247,340 | $111,303 |
| 2027 | $257,327 | $115,797 |
The city's market estimate has risen 14% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,975,918 a year ($50.06 per sq ft), operating expenses $734,950 ($18.62 per sq ft), net operating income $1,240,968. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 54/100, posted at the entrance by law (2022 disclosure cycle) |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 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 | 116 St — 2 3 · 150 ft straight-line (about a 1-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: W 116 St / Malcolm X Blvd — M7 M116 · 150 ft |
| Citi Bike | Lenox Ave & W 115 St · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 149 Sojourner Truth. 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.
106 West 116 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 |
57 311 service requests from this address in the last three years.
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 KYROUS REALTY GROUP — 35 buildings, 773 units. Grades across the portfolio: A31 · B3 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 2235 Fredrick Douglass Bl | MN | 74 | A |
| 2040 Frederick Douglass B | MN | 49 | A |
| 963 Kent Avenue | BK | 36 | A |
| 320 West 84 Street | MN | 36 | A |
| 433 West 24 Street | MN | 32 | A |
| 106 West 116 Street | MN | 32 | A |
| 425 West 24 Street | MN | 32 | A |
| 429 West 24 Street | MN | 32 | A |
| 243 West 98 Street | MN | 31 | B |
| 1879 Lexington Avenue | MN | 29 | A |
| 66 West 84 Street | MN | 29 | A |
| 287 East Houston Street | MN | 28 | A |
| 1820 Madison Avenue | MN | 27 | A |
| 99 Kingsland Avenue | BK | 24 | A |
| 250 Bowery | MN | 24 | A |
| 477 Broome Street | MN | 20 | A |
| 71 Wolcott Street | BK | 20 | A |
| 79 Wolcott Street | BK | 20 | A |
| 139 East 66 Street | MN | 20 | A |
| 135 Coffey Street | BK | 20 | A |
| 325 West 21 Street | MN | 19 | A |
| 34 East 10 Street | MN | 18 | A |
| 129 West 22 Street | MN | 16 | A |
| 40 West 22 Street | MN | 15 | A |
| 350 West 23 Street | MN | 14 | A |
| 117 East 24 Street | MN | 11 | B |
| 24 West 83 Street | MN | 10 | A |
| 72 Mercer Street | MN | 9 | A |
| 339 Greenwich Street | MN | 9 | A |
| 24 West 45 Street | MN | 8 | A |
| 41 Murray Street | MN | 8 | A |
| 362 West Broadway | MN | 6 | A |
| 206 East 18 Street | MN | 6 | A |
| 460 West Broadway | MN | 5 | B |
| 100 Greene Street | MN | 4 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-06-12 | Mortgage $450,000 — from GHYSELS, MAURICE to WELLS FARGO BANK NA | $450,000 | |
| 2026-04-23 | Deed $540,000 — from LANDAU, SILVIA to MILLER, KATHERINE C | $540,000 | |
| 2026-04-16 | Sold for $540,000 | $540,000 | $16,875 |
| 2026-02-20 | Deed $950,000 — from OMANSKY, RACHEL; BENEDUCI, RACHEL to TINKER, RORY | $950,000 | |
| 2026-02-20 | Mortgage $855,000 — from TINKER, RORY to CITIZENS BANK, N.A. | $855,000 | |
| 2026-02-20 | Mortgage $475,000 — from TINKER, RORY to ICAHN SCHOOL OF MEDICINE AT MOUNT SINAI | $475,000 | |
| 2026-02-13 | Sold for $950,000 | $950,000 | $29,688 |
| 2026-01-14 | Deed $995,000 — from BENSAMOU, SOPHIE to GHYSELS, MAURICE | $995,000 | |
| 2026-01-09 | Sold for $995,000 | $995,000 | $31,094 |
| 2025-07-10 | Deed $1,617,000 — from WEST FORK FUNDING LLC to PECHTER, TODD | $1,617,000 | |
| 2025-07-08 | ASPM $599,605 — from PREVOT, DAVID; BRONDEL, ANNE-LISE to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $599,605 | |
| 2025-06-24 | Sold for $1,617,000 | $1,617,000 | $50,531 |
| 2025-05-23 | Deed $755,238 — from BRONDEL, ANNE-LISE; PREVOT, DAVID to BRONDEL, ANNE-LISE | $755,238 | |
| 2025-05-07 | Sold for $755,238 | $755,238 | $23,601 |
| 2024-08-28 | Deed $525,000 — from ROBERTS, ESQ. AS REFEREE, MICHAEL J ESQ to WEST FORK FUNDING LLC | $525,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 9 | 2 | 12 |
| 2018 | 0 | 0 | 9 | 14 | 4 | 27 |
| 2019 | 0 | 2 | 5 | 7 | 6 | 20 |
| 2020 | 0 | 0 | 11 | 10 | 3 | 24 |
| 2021 | 0 | 1 | 6 | 18 | 4 | 29 |
| 2022 | 0 | 1 | 9 | 23 | 5 | 38 |
| 2023 | 0 | 0 | 4 | 10 | 3 | 17 |
| 2024 | 0 | 3 | 16 | 9 | 2 | 30 |
| 2025 | 5 | 3 | 34 | 12 | 2 | 56 |
| 2026 | 12 | 1 | 9 | 19 | 2 | 43 |
Every one of the 1,216 recorded events, 1990–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10026 · Landlord rankings · How grades work · The map · The Mice Map