1,052 recorded events, 2015–2026, from 15 city data systems. The city's paper trail here is mostly 605 311 service requests, 243 HPD complaints, 119 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 84% 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 36.1. In ZIP 10451, 29% of residential buildings hold an A and 22% 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 | 10 total — 5 class C (immediately hazardous), 3 class B, 2 class A. Oldest open since 2025-01-27. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
159 heat or hot-water complaints in the last three years (winter 2023–24: 52 · winter 2024–25: 27 · winter 2025–26: 78). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
$625 in enforcement penalties imposed (ECB/OATH) in the last three years.
299 service requests in the last three years. Most common: HEAT/HOT WATER (74) · Noise (73) · PLUMBING (29) · Illegal Parking (22) · DOOR/WINDOW (15) · Water System (12).
$396,070 in permitted construction work filed since 2016 (6 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 (2017) |
| Yes | Six or more residential units (153) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | RAM HOUSING LLC |
| Head officer | KIRK GOODRICH |
| Managing agent | WAVECREST MGMT GROUP |
| Last registered | 2026-07-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $13,442,433 | $6,049,095 |
| 2026 | $12,416,173 | $5,587,278 |
| 2027 | $13,892,145 | $6,251,465 |
The city's market estimate has risen 3% between tax years 2025 and 2027.
Tax exemptions on the roll: ARTICLE XI
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $5,226,917 a year ($32.36 per sq ft), operating expenses $2,090,121 ($12.94 per sq ft), net operating income $3,136,796. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | A — ENERGY STAR score 98/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2025 (1 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 | 149 St-Hostos — 2 4 5 · 550 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: E 149 St / Gerard Av — Bx19 · 300 ft |
| Citi Bike | Gerard Ave & E 146 St · 250 ft · station location as of 2026-09-23; live availability |
| Bike facility | Painted bike lane mapped within 75 ft |
| School zones (2024–25 map) | Elementary: Elementary schools in this district are not zoned. 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.
491 Gerard Avenue
| 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 |
299 311 service requests from this address in the last three years — 74 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 WAVECREST MGMT GROUP — 362 buildings, 31,199 units. Grades across the portfolio: A86 · B145 · C84 · D33 · F13. See the whole portfolio
showing 60 of 362 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2019-05-29 | Mortgage $3,250,000 — from RAM HOUSING LIHTC LLC; SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LLC to HOUSING TRUST FUND CORPORATION | $3,250,000 | |
| 2019-05-29 | Agreement $3,250,000 — from HOUSING TRUST FUND CORPORATION to RAM HOUSING LIHTC LLC; SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LLC | $3,250,000 | |
| 2019-05-29 | Agreement $3,250,000 — from NEW YORK CITY HOUSING DEVELOPMENT CORPOR; HOUSING TRUST FUND CORPORATION to SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LIHTC LLC; RAM HOUSING LLC; RAM HOUS | $3,250,000 | |
| 2019-05-29 | Mortgage $3,250,000 — from RAM HOUSING LIHTC LLC; SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LLC to HOUSING TRUST FUND CORPORATION | $3,250,000 | |
| 2019-05-29 | Agreement $3,250,000 — from HOUSING TRUST FUND CORPORATION to RAM HOUSING LIHTC LLC; SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LLC | $3,250,000 | |
| 2019-05-29 | Agreement $3,250,000 — from NEW YORK CITY HOUSING DEVELOPMENT CORPOR; HOUSING TRUST FUND CORPORATION to SAMARITAN-GERARD HOUSING DEVELOPMENT FUN; RAM HOUSING LIHTC LLC; RAM HOUSING LLC; RAM HOUS | $3,250,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 0 | 7 | 0 | 0 | 12 |
| 2018 | 3 | 0 | 2 | 8 | 0 | 13 |
| 2019 | 0 | 1 | 24 | 14 | 2 | 41 |
| 2020 | 0 | 0 | 42 | 2 | 0 | 44 |
| 2021 | 0 | 1 | 155 | 0 | 3 | 159 |
| 2022 | 0 | 5 | 105 | 0 | 0 | 110 |
| 2023 | 0 | 3 | 144 | 0 | 1 | 148 |
| 2024 | 0 | 1 | 217 | 0 | 2 | 220 |
| 2025 | 0 | 1 | 103 | 0 | 0 | 104 |
| 2026 | 0 | 2 | 189 | 0 | 0 | 191 |
Every one of the 1,052 recorded events, 2015–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10451 · Landlord rankings · How grades work · The map · The Mice Map