6,758 recorded events, 1966–2026, from 21 city data systems. The city's paper trail here is mostly 2,247 HPD housing violations, 1,983 311 service requests, 1,893 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 98% 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 203.3. In ZIP 10452, 28% of residential buildings hold an A and 24% 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 | 171 total — 75 class C (immediately hazardous), 76 class B, 20 class A. Oldest open since 2018-08-30. |
| Pending HPD litigation | 3 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
319 heat or hot-water complaints in the last three years (winter 2023–24: 42 · winter 2024–25: 115 · winter 2025–26: 149 · winter 2026–27: 3). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$60,625 in enforcement penalties imposed (ECB/OATH) in the last three years.
609 service requests in the last three years. Most common: HEAT/HOT WATER (152) · PLUMBING (69) · UNSANITARY CONDITION (55) · Noise (54) · Elevator (51) · DOOR/WINDOW (48).
$48,000 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.
| Yes | Built before 1974 (1929) |
| Yes | Six or more residential units (129) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 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) | HIGHBRIDGE WFLAH BRONX OWNER LLC |
| Head officer | Peter Hungerford |
| Managing agent | Progress Property Management LLC |
| Last registered | 2026-04-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $8,514,000 | $3,831,300 |
| 2026 | $8,803,000 | $3,961,350 |
| 2027 | $8,832,000 | $3,974,400 |
The city's market estimate has risen 4% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
| Energy grade (LL33) | D — ENERGY STAR score 21/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 7) |
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.
2 street-flooding or sewer-backup complaints at this address since 2020 (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 | 167 St — 4 · 800 ft straight-line (about a 4-minute walk) · station accessibility: none 167 St — B D · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: W 168 St / Woodycrest Av — Bx18B · 450 ft |
| Citi Bike | Nelson Ave & 167 St · 650 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 126 Dr Marjorie H Dunbar. 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.
1187 Anderson 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 |
609 311 service requests from this address in the last three years — 152 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 PROGRESS PROPERTY MANAGEMENT LLC — 37 buildings, 2,246 units. Grades across the portfolio: A3 · B17 · C12 · D4 · F1. See the whole portfolio
Most recent mortgage recorded against this lot: $12,385,500 on 2026-02-26 (lender: Cross River Bank), covering 4 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 |
|---|---|---|---|
| 2026-02-26 | AL&R $12,385,500 — from HIGHBRIDGE WFLAH BRONX OWNER LLC to CROSS RIVER BANK | $12,385,500 | |
| 2026-02-26 | Mortgage $12,385,500 — from HIGHBRIDGE WFLAH BRONX OWNER LLC to CROSS RIVER BANK | $12,385,500 | |
| 2026-02-26 | Deed $10,680,858 — from ANDERSON C LLC; ANDERSON F LLC; ANDERSON D LLC; ANDERSON G LLC; ANDERSON B LLC; ANDERSON A to HIGHBRIDGE WFLAH BRONX OWNER LLC | $10,680,858 | |
| 2026-02-20 | Sold for $10,680,858 | $10,680,858 | $82,797 |
| 2019-11-07 | AL&R $38,250,000 — from 1210 WOODYCREST F LLC; 1220 SHAKESPEARE G LLC; 1210 WOODYCREST E LLC; ANDERSON C LLC; 1210 to CAPITAL ONE, NATIONAL ASSOCIATION | $38,250,000 | |
| 2019-11-07 | Agreement $38,250,000 — from 1210 WOODYCREST G LLC; 1220 SHAKESPEARE A LLC; 1210 WOODYCREST C LLC; 1220 SHAKESPEARE E L to CAPITAL ONE, NATIONAL ASSOCIATION | $38,250,000 | |
| 2019-11-07 | Mortgage $4,176,031 — from 1210 WOODYCREST G LLC; ANDERSON C LLC; 1220 SHAKESPEARE E LLC; 1230 WOODYCREST E LLC; 1230 to CAPITAL ONE, NATIONAL ASSOCIATION | $4,176,031 | |
| 2017-12-26 | AL&R $17,375,000 — from ANDERSON D LLC; ANDERSON B LLC; ANDERSON A LLC; ANDERSON G LLC; ANDERSON E LLC; ANDERSON C to SIGNATURE BANK | $17,375,000 | |
| 2017-12-26 | Deed $23,500,000 — from ANDERSON HOUSING ASSOCIATES, L.P., to ANDERSON B LLC; ANDERSON C LLC; ANDERSON A LLC; ANDERSON D LLC; ANDERSON F LLC; ANDERSON G | $23,500,000 | |
| 2017-12-26 | M&CON $16,775,411 — from ANDERSON G LLC; ANDERSON B LLC; ANDERSON A LLC; ANDERSON D LLC; ANDERSON E LLC; ANDERSON F to SIGNATURE BANK | $16,775,411 | |
| 2017-11-28 | Sold for $23,500,000 | $23,500,000 | $182,171 |
| 2007-10-30 | Mortgage $1,383,000 — from ANDERSON HOUSING ASSOCIATES, L.P. to THE COMMUNITY PRESERVATION CORPORATION | $1,383,000 | |
| 2007-10-30 | Agreement $1,383,000 — from ANDERSON HOUSING ASSOCIATES, L.P to U.S. BANK, N.A | $1,383,000 | |
| 1999-12-01 | Mortgage $278,745 — from ANDERSON HOUSING ASSOCIATES, L.P. to COMMUNITY PRESERVATION CORPORATION | $278,745 | |
| 1992-07-01 | Mortgage $5,030,000 — from ANDERSON HOUSING ASSOC. to COMMUNITY PRESERVATNCP. | $5,030,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 96 | 6 | 4 | 108 |
| 2018 | 2 | 14 | 310 | 0 | 11 | 337 |
| 2019 | 0 | 23 | 482 | 5 | 12 | 522 |
| 2020 | 0 | 11 | 834 | 0 | 6 | 851 |
| 2021 | 0 | 11 | 883 | 0 | 13 | 907 |
| 2022 | 0 | 11 | 792 | 5 | 16 | 824 |
| 2023 | 0 | 24 | 777 | 0 | 11 | 812 |
| 2024 | 0 | 17 | 506 | 0 | 6 | 529 |
| 2025 | 0 | 16 | 611 | 6 | 13 | 646 |
| 2026 | 0 | 9 | 375 | 8 | 6 | 398 |
Every one of the 6,758 recorded events, 1966–2026, 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