338 recorded events, 1967–2026, from 18 city data systems. The city's paper trail here is mostly 97 311 service requests, 73 HPD complaints, 52 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 78% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 72. In ZIP 10454, 54% of residential buildings hold an A and 11% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 2 total — 0 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2022-08-30. |
status snapshot refreshed weekly from HPD records
8 heat or hot-water complaints in the last three years (winter 2024–25: 4 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$6,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
40 service requests in the last three years. Most common: Noise (26) · HEAT/HOT WATER (4) · ELECTRIC (2) · PAINT/PLASTER (2) · Water System (2) · WATER LEAK (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1910) |
| Yes | Six or more residential units (8) |
| 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) | ANN CLUSTER LLC |
| Head officer | ALEXANDER HAJIBAY |
| Managing agent | LOCUST COVE MANAGEMENT LLC |
| Last registered | 2025-05-15 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,912,800 | $860,760 |
| 2026 | $1,530,000 | $688,500 |
| 2027 | $1,656,000 | $745,200 |
The city's market estimate has fallen 13% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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 | Brook Av — 6 · 650 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Saint Ann's Av / E 141 St — Bx17 · 250 ft |
| Citi Bike | E 141 St & St Ann's Ave · 400 ft · station location as of 2026-09-23; live availability |
| 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.
278 St Anns 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 |
40 311 service requests from this address in the last three years — 4 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 LOCUST COVE MANAGEMENT LLC — 42 buildings, 1,095 units. Grades across the portfolio: A5 · B12 · C15 · D8 · F2. See the whole portfolio
Most recent mortgage recorded against this lot: $3,203,000 on 2023-02-03 (lender: Greystone Servicing Company LLC), covering 7 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 |
|---|---|---|---|
| 2023-02-03 | Mortgage $3,203,000 — from HP ST ANNS AVENUE HOUSING DEVELOPMENT FU; ANN CLUSTER LLC to GREYSTONE SERVICING COMPANY LLC | $3,203,000 | |
| 2023-02-03 | ASPM $5,976,262 — from CC ST ANNS LLC; HP ST ANNS AVENUE HOUSING DEVELOPMENT FU to HP ST ANNS AVENUE HOUSING DEVELOPMENT FU; ANN CLUSTER LLC | $5,976,262 | |
| 2023-01-27 | RPTT&RET $8,625,000 — from CC ST. ANNS LLC to ANN CLUSTER LLC, A NY LLC | $8,625,000 | |
| 2019-11-08 | ASPM $5,976,262 — from POKO-ST ANNS L.P. to HP ST. ANN'S AVENUE HOUSING DEVELOPMENT; CC ST. ANNS LLC | $5,976,262 | |
| 2019-11-08 | Deed $8,242,381 — from POKO-ST ANNS L.P. to HP ST. ANN'S AVENUE HOUSING DEVELOPMENT | $8,242,381 | |
| 2019-10-30 | Sold for $8,242,381 | $8,242,381 | $1,030,298 |
| 2005-01-18 | Deed $4,431,009 — from NEIGHBORHOOD PARTNERSHIP HOUSING DEVELOP to POKO-ST ANNS L.P. | $4,431,009 | |
| 2005-01-18 | Mortgage $1,590,706 — from POKO-ST ANNS L.P. to CITY OF NEW YORK, HPD | $1,590,706 | |
| 2005-01-18 | Agreement $5,976,262 — from CITY OF NEW YORK, HPD to POKO-ST ANNS L.P. | $5,976,262 | |
| 2001-03-05 | Mortgage $561,814 — from NEIGHBORHOOD PARTNERSHIP HOUSING DVLP. F; ST. ANNS HOUSING LLC. to FLEET NATIONAL BANK | $561,814 | |
| 2001-03-05 | Mortgage $1,005,146 — from ST. ANNS HOUSING LLC.; NEIGHBORHOOD PARTNERSHIP HOUSING DVLP. F to FLEET NATIONAL BANK | $1,005,146 | |
| 2001-03-05 | Mortgage $4,621,814 — from NEIGHBORHOOD PARTNERSHIP HOUSING DVLP FU; ST. ANNS HOUSING LLC. to FLEET NATIONAL BANK | $4,621,814 | |
| 2001-03-05 | Mortgage $4,178,482 — from ST. ANNS HOUSING LLC.; NEIGHBORHOOD PARTNERSHIP HOUSING DVLP FU to FLEET NATIONAL BANK | $4,178,482 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 5 | 0 | 1 | 6 |
| 2018 | 0 | 6 | 0 | 0 | 6 |
| 2019 | 1 | 7 | 8 | 1 | 17 |
| 2020 | 0 | 11 | 0 | 1 | 12 |
| 2021 | 0 | 2 | 0 | 1 | 3 |
| 2022 | 0 | 12 | 0 | 2 | 14 |
| 2023 | 2 | 42 | 10 | 2 | 56 |
| 2024 | 2 | 19 | 1 | 1 | 23 |
| 2025 | 2 | 37 | 0 | 1 | 40 |
| 2026 | 0 | 8 | 0 | 1 | 9 |
Every one of the 338 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10454 · Landlord rankings · How grades work · The map · The Mice Map