588 recorded events, 1979–2026, from 19 city data systems. The city's paper trail here is mostly 191 311 service requests, 168 HPD housing violations, 51 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 58% 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 14.7. 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
| Open HPD violations | 21 total — 13 class C (immediately hazardous), 1 class B, 7 class A. Oldest open since 1989-02-17. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
100 service requests in the last three years. Most common: Noise (84) · Sidewalk Condition (4) · UNSANITARY CONDITION (4) · Elevator (3) · APPLIANCE (1) · Illegal Parking (1).
$8,118,446 in permitted construction work filed since 2016 (20 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 (1920) |
| Yes | Six or more residential units (42) |
| 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) | 117 PRESERVATION OWNER LLC |
| Head officer | JOSEPH ZITOLO |
| Managing agent | LEMLE AND WOLFF, INC |
| Last registered | 2025-09-03 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,040,000 | $1,818,000 |
| 2026 | $4,295,000 | $1,932,750 |
| 2027 | $4,431,000 | $1,993,950 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
Tax exemptions on the roll: ARTICLE XI
| Heating fuel | NATURALGAS |
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 · 500 ft straight-line (about a 2-minute walk) · station accessibility: none 116 St — B C · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: W 116 St / Adam C Powell Blvd — M7 M116 · 300 ft |
| Citi Bike | Adam Clayton Powell Blvd & W 118 St · 450 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.
138 West 117 St
| 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 |
100 311 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 LEMLE & WOLFF, INC — 191 buildings, 6,389 units. Grades across the portfolio: A60 · B90 · C28 · D11 · F2. See the whole portfolio
showing 60 of 191 buildings
Most recent mortgage recorded against this lot: $2,741,871 on 2020-10-21 (lender: Sterling National Bank), covering 2 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 |
|---|---|---|---|
| 2020-10-21 | AL&R $2,741,871 — from 117 PRESERVATION OWNER LLC; 117 PRESERVATION HOUSING DEVELOPMENT FUN to STERLING NATIONAL BANK | $2,741,871 | |
| 2020-10-21 | Mortgage $2,741,871 — from 117 PRESERVATION OWNER LLC; 117 PRESERVATION HOUSING DEVELOPMENT FUN to STERLING NATIONAL BANK | $2,741,871 | |
| 2020-10-21 | AL&R $11,806,381 — from 117 PRESERVATION OWNER LLC; 117 PRESERVATION HOUSING DEVELOPMENT FUN to STERLING NATIONAL BANK | $11,806,381 | |
| 2020-10-21 | Mortgage $11,806,381 — from 117 PRESERVATION HOUSING DEVELOPMENT FUN; 117 PRESERVATION OWNER LLC to STERLING NATIONAL BANK | $11,806,381 | |
| 2020-10-21 | Mortgage $12,019,997 — from 117 PRESERVATION OWNER LLC; 117 PRESERVATION HOUSING DEVELOPMENT FUN to THE CITY OF NEW YORK DEPT OF HPD | $12,019,997 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 18 | 0 | 3 | 21 |
| 2018 | 0 | 1 | 25 | 0 | 5 | 31 |
| 2019 | 2 | 1 | 18 | 0 | 6 | 27 |
| 2020 | 21 | 1 | 6 | 15 | 8 | 51 |
| 2021 | 21 | 8 | 10 | 0 | 0 | 39 |
| 2022 | 20 | 0 | 11 | 0 | 5 | 36 |
| 2023 | 4 | 2 | 50 | 2 | 7 | 65 |
| 2024 | 2 | 2 | 15 | 1 | 6 | 26 |
| 2025 | 0 | 3 | 54 | 0 | 6 | 63 |
| 2026 | 3 | 0 | 43 | 0 | 4 | 50 |
Every one of the 588 recorded events, 1979–2026, 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