1,024 recorded events, 1972–2026, from 21 city data systems. The city's paper trail here is mostly 314 HPD housing violations, 280 311 service requests, 225 HPD complaints.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 73% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 76.9. In ZIP 10455, 49% of residential buildings hold an A and 16% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 9 total — 4 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2021-09-22. |
status snapshot refreshed weekly from HPD records
29 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 4 · winter 2025–26: 12). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
74 service requests in the last three years. Most common: HEAT/HOT WATER (14) · FLOORING/STAIRS (8) · Noise (8) · PLUMBING (7) · UNSANITARY CONDITION (7) · DOOR/WINDOW (6).
$1,272,225 in permitted construction work filed since 2016 (11 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 (1925) |
| Yes | Six or more residential units (41) |
| 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) | 651 SOUTHERN ASSOCIATES LP |
| Head officer | JOSEPH ZITOLO |
| Managing agent | LEMLE & 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 | $1,097,000 | $493,650 |
| 2026 | $1,010,000 | $454,500 |
| 2027 | $1,124,000 | $505,800 |
The city's market estimate has risen 2% between tax years 2025 and 2027.
Tax exemptions on the roll: ARTICLE XI · J51
| Energy grade (LL33) | D — ENERGY STAR score 51/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
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 | E 149 St — 6 · 950 ft straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Southern Blvd / Av Saint John — Bx19 · 200 ft |
| Citi Bike | Southern Blvd & Ave St John · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 062 Inocensio Casanova Middle: M.S. 302 Luisa Dessus Cruz. 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.
651 Southern Boulevard
| 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 |
74 311 service requests from this address in the last three years — 14 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
Most recent mortgage recorded against this lot: $4,513,005 on 2022-12-09 (lender: New York City Housing Development Corporation), covering 5 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 |
|---|---|---|---|
| 2022-12-09 | Deed $1,611,459 — from 651 SOUTHERN ASSOCIATES, L.P. to WILLIS SOUTHERN HOUSING DEVELOPMENT FUND | $1,611,459 | |
| 2022-12-09 | Mortgage $692,545 — from 651 SOUTHERN ASSOCIATES, L.P.; WILLIS AVE. HOUSING, L.P.; WILLIS SOUTHERN HOUSING DEVELOPM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $692,545 | |
| 2022-12-09 | Mortgage $2,792,455 — from WILLIS SOUTHERN HOUSING DEVELOPMENT FUND; 651 SOUTHERN ASSOCIATES, L.P.; WILLIS AVE. HOUSI to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $2,792,455 | |
| 2022-12-09 | Agreement $2,200,209 — from WILLIS AVE. HOUSING, L.P.; WILLIS SOUTHERN HOUSING DEVELOPMENT FUND; 651 SOUTHERN ASSOCIAT to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $2,200,209 | |
| 2022-12-09 | Mortgage $4,513,005 — from WILLIS AVE. HOUSING, L.P.; 651 SOUTHERN ASSOCIATES, L.P.; WILLIS SOUTHERN HOUSING DEVELOPM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $4,513,005 | |
| 2022-12-09 | Agreement $2,200,209 — from WILLIS AVE. HOUSING, L.P.; WILLIS SOUTHERN HOUSING DEVELOPMENT FUND; 651 SOUTHERN ASSOCIAT to THE CITY OF NEW YORK DEPT OF HPD | $2,200,209 | |
| 2022-11-16 | Sold for $1,611,459 | $1,611,459 | $39,304 |
| 2018-04-16 | RPTT&RET $2,324,423 — from CITY AFFORDABLE HOUSING LLC to L&W REALTY PARTNERS II LLC; TJP ASSOCIATES LLC | $2,324,423 | |
| 1995-03-21 | Mortgage $1,964,119 — from 651 SOUTHERN ASSOCIATES, L.P. to CHEMICAL COMMUNITY DEVELOPMENT, INC. | $1,964,119 | |
| 1995-03-21 | Mortgage $181,983 — from 651 SOUTHERN ASSOCIATES, L.P. to CHEMICAL COMMUNITY DEVELOPMENT, INC. | $181,983 | |
| 1995-03-21 | Mortgage $247,933 — from 651 SOUTHERN ASSOCIATES, L.P. to CHEMICAL COMMUNITY DEVEPOLMENT, INC. | $247,933 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 34 | 0 | 4 | 40 |
| 2018 | 0 | 0 | 49 | 2 | 2 | 53 |
| 2019 | 0 | 1 | 53 | 0 | 3 | 57 |
| 2020 | 9 | 7 | 86 | 0 | 2 | 104 |
| 2021 | 0 | 2 | 155 | 1 | 2 | 160 |
| 2022 | 8 | 1 | 30 | 10 | 2 | 51 |
| 2023 | 6 | 6 | 123 | 0 | 13 | 148 |
| 2024 | 0 | 1 | 92 | 1 | 0 | 94 |
| 2025 | 0 | 4 | 68 | 0 | 2 | 74 |
| 2026 | 0 | 0 | 31 | 0 | 5 | 36 |
Every one of the 1,024 recorded events, 1972–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10455 · Landlord rankings · How grades work · The map · The Mice Map