1,515 recorded events, 2009–2026, from 17 city data systems. The city's paper trail here is mostly 596 311 service requests, 334 ACRIS deeds & mortgages, 138 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 758. In ZIP 10452, 28% of residential buildings hold an A and 24% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 7 total — 2 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2026-03-27. |
status snapshot refreshed weekly from HPD records
120 heat or hot-water complaints in the last three years (winter 2024–25: 16 · winter 2025–26: 31). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$9,680 in enforcement penalties imposed (ECB/OATH) in the last three years.
590 service requests in the last three years. Most common: Illegal Parking (284) · Noise (138) · HEAT/HOT WATER (52) · PLUMBING (38) · Elevator (21) · Blocked Driveway (8).
$9,342,102 in permitted construction work filed since 2016 (41 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 (2020) |
| No | Six or more residential units (2) |
| No | 421-a / J-51 tax benefit on the current tax roll |
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | McClellan APTs LLC |
| Head officer | GINNY QUIROZ |
| Managing agent | WAVECREST MGMT GROUP |
| Last registered | 2026-07-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,401,613 | $1,530,725 |
| 2026 | $33,278,776 | $14,975,449 |
| 2027 | $33,197,286 | $14,938,779 |
The city's market estimate has risen 876% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
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.
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 | 167 St — 4 · 350 ft straight-line (about a 2-minute walk) · station accessibility: none 167 St — B D · 850 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: E 167 St / River Av — Bx35 · 350 ft |
| Citi Bike | Gerard Ave & McClellan St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: 114, 218. 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.
1184 River 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 |
590 311 service requests from this address in the last three years — 52 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 |
|---|---|---|---|
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; MCCLELLAN MASTER TENANT LLC; DREAM CHARTER SCHOOL to ENTERPRISE COMMUNITY LOAN FUND, INC. | $6,350,000 | |
| 2024-03-26 | Mortgage $6,350,000 — from RIVER MASTER TENANT LLC; DREAM CHARTER SCHOOL; MCCLELLAN MASTER TENANT LLC to LOW INCOME INVESTMENT FUND | $6,350,000 | |
| 2024-01-04 | Mortgage $6,370,000 — from DREAM CHARTER SCHOOL; DREAM ON 125 LLC to EQUITABLE FACILITIES FUND, INC. | $6,370,000 | |
| 2024-01-04 | Mortgage $6,370,000 — from DREAM CHARTER SCHOOL; DREAM ON 125 LLC to EQUITABLE FACILITIES FUND, INC. | $6,370,000 | |
| 2024-01-04 | Mortgage $6,370,000 — from DREAM CHARTER SCHOOL; DREAM ON 125 LLC to EQUITABLE FACILITIES FUND, INC. | $6,370,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 15 | 15 |
| 2018 | 15 | 0 | 1 | 0 | 8 | 24 |
| 2019 | 23 | 2 | 1 | 118 | 7 | 151 |
| 2020 | 28 | 18 | 0 | 0 | 4 | 50 |
| 2021 | 21 | 4 | 0 | 63 | 5 | 93 |
| 2022 | 23 | 31 | 3 | 0 | 10 | 67 |
| 2023 | 25 | 16 | 9 | 0 | 16 | 66 |
| 2024 | 21 | 2 | 46 | 100 | 13 | 182 |
| 2025 | 3 | 8 | 315 | 5 | 8 | 339 |
| 2026 | 11 | 16 | 397 | 52 | 9 | 485 |
Every one of the 1,515 recorded events, 2009–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10452 · Landlord rankings · How grades work · The map · The Mice Map