2,837 recorded events, 1989–2026, from 20 city data systems. The city's paper trail here is mostly 1,365 311 service requests, 457 HPD complaints, 257 DOB complaints.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 52.1. In ZIP 10026, 38% of residential buildings hold an A and 13% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 67 total — 7 class C (immediately hazardous), 45 class B, 15 class A. Oldest open since 2023-12-28. |
status snapshot refreshed weekly from HPD records
108 heat or hot-water complaints in the last three years (winter 2024–25: 10 · winter 2025–26: 76 · winter 2026–27: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$132,780 in enforcement penalties imposed (ECB/OATH) in the last three years.
575 service requests in the last three years. Most common: Noise (124) · HEAT/HOT WATER (54) · General Construction/Plumbing (47) · UNSANITARY CONDITION (38) · Illegal Parking (34) · Building/Use (29).
$28,979 in permitted construction work filed since 2016 (2 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 (2005) |
| Yes | Six or more residential units (116) |
| 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) | LARKSPUR LLC |
| Head officer | JOSEPH ZITOLO |
| Managing agent | LEMLE AND WOLFF INC |
| Last registered | 2025-08-31 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,604,425 | $1,621,991 |
| 2026 | $18,819,725 | $8,468,876 |
| 2027 | $20,228,077 | $9,102,634 |
The city's market estimate has risen 461% 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 $3,702,788 a year ($25.12 per sq ft), operating expenses $1,073,101 ($7.28 per sq ft), net operating income $2,629,687. 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 30/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Levain Bakery | Bakery Products/Desserts | A | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick)
1 Food Establishment complaint to 311 at this address in the last three years (most often: Food Worker Hygiene) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2022 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 116 St — B C · 150 ft straight-line (about a 1-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Frederick Douglass Blvd / W 116 St — M10 · 200 ft |
| Citi Bike | Frederick Douglass Blvd & W 117 St · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 180 Hugo Newman. 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.
304 West 117 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
575 311 service requests from this address in the last three years — 54 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
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2017-02-22 | Mortgage $16,678,038 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $16,678,038 | |
| 2017-02-22 | Agreement $37,000,000 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $37,000,000 | |
| 2017-02-22 | Mortgage $16,678,038 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $16,678,038 | |
| 2017-02-22 | Agreement $37,000,000 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $37,000,000 | |
| 2017-02-22 | Mortgage $16,678,038 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $16,678,038 | |
| 2017-02-22 | Agreement $37,000,000 — from LARKSPUR, LLC to BELLWETHER ENERPRISE MORTGAGE INVESTMENT | $37,000,000 | |
| 2013-07-09 | RPTT $1,810,281 — from METROPCS COMMUNICATIONS, INC.; METROPCS COMMUNICATIONS, INC to T-MOBILE HOLDING GMBH; T-MOBILE HOLDING GMBH | $1,810,281 | |
| 2006-06-22 | Mortgage $825,000 — from LARKSPUR, LLC to NYC HDC | $825,000 | |
| 2006-06-22 | Mortgage $3,445,000 — from LARKSPUR, LLC to NYC HDC | $3,445,000 | |
| 2006-06-22 | Mortgage $825,000 — from LARKSPUR, LLC to NYC HDC | $825,000 | |
| 2006-06-22 | Agreement $969,991 — from NYC HDC to NYC HPD | $969,991 | |
| 2006-06-22 | Agreement $800,000 — from LARKSPUR, LLC to NEW YORK CITY HPD | $800,000 | |
| 2006-06-22 | Agreement $800,000 — from LARKSPUR, LLC to NEW YORK CITY HPD | $800,000 | |
| 2006-06-22 | Agreement $969,991 — from NYC HDC to NYC HPD | $969,991 | |
| 2006-06-22 | Agreement $969,991 — from NYC HDC to NYC HPD | $969,991 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 0 | 78 | 30 | 3 | 113 |
| 2018 | 2 | 9 | 76 | 0 | 8 | 95 |
| 2019 | 0 | 9 | 56 | 0 | 13 | 78 |
| 2020 | 0 | 41 | 93 | 0 | 9 | 143 |
| 2021 | 2 | 35 | 145 | 0 | 10 | 192 |
| 2022 | 0 | 61 | 240 | 0 | 11 | 312 |
| 2023 | 0 | 66 | 165 | 0 | 14 | 245 |
| 2024 | 1 | 42 | 183 | 1 | 15 | 242 |
| 2025 | 0 | 66 | 342 | 0 | 11 | 419 |
| 2026 | 0 | 12 | 291 | 0 | 7 | 310 |
Every one of the 2,837 recorded events, 1989–2026, 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