5,270 recorded events, 1973–2026, from 20 city data systems. The city's paper trail here is mostly 1,828 HPD housing violations, 1,543 HPD complaints, 1,538 311 service requests.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 98% 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 533. In ZIP 10452, 28% of residential buildings hold an A and 24% 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 | 338 total — 92 class C (immediately hazardous), 195 class B, 51 class A. Oldest open since 2020-09-14. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
317 heat or hot-water complaints in the last three years (winter 2023–24: 114 · winter 2024–25: 16 · winter 2025–26: 167). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$5,000 in enforcement penalties imposed (ECB/OATH) in the last three years.
789 service requests in the last three years. Most common: PLUMBING (167) · HEAT/HOT WATER (151) · WATER LEAK (112) · UNSANITARY CONDITION (110) · Elevator (54) · PAINT/PLASTER (53).
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.
| No | Built before 1974 (2003) |
| Yes | Six or more residential units (90) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 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) | MACOMBS RD ASSOCIATES LP |
| Head officer | PETER FINE |
| Managing agent | WAVECREST MGMT GROUP |
| Last registered | 2025-07-15 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,630,000 | $1,633,500 |
| 2026 | $3,630,000 | $1,633,500 |
| 2027 | $3,591,000 | $1,615,950 |
The city's market estimate has fallen 1% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 YR NO CAP
| Energy grade (LL33) | D — ENERGY STAR score 18/100, 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 9) |
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.
1 street-flooding or sewer-backup complaints at this address since 2017 (0 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 | 170 St — 4 · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Macombs Rd / Goble Pl — Bx18B · 400 ft |
| Citi Bike | Goble Pl & Macombs Rd · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 199X - The Shakespeare School. 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.
1491 Macombs Road
| 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 |
789 311 service requests from this address in the last three years — 151 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
Most recent mortgage recorded against this lot: $1,949,458 on 2021-10-12 (lender: Jll Real Estate Capital, LLC). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-10-12 | Mortgage $1,949,459 — from MACOMBS ROAD ASSOCIATES, L.P. to JLL REAL ESTATE CAPITAL, LLC | $1,949,459 | |
| 2021-10-12 | Agreement $11,565,000 — from MACOMBS ROAD ASSOCIATES, L.P.; ATLANTIC LAND MACOMBS ROAD, LLC to JLL REAL ESTATE CAPITAL, LLC | $11,565,000 | |
| 2021-02-10 | Deed $28,206 — from SENIOR LIVING OPTIONS, INC. to ATLANTIC LAND MACOMBS ROAD, LLC | $28,206 | |
| 2021-02-03 | Sold for $28,206 | $28,206 | $313 |
| 2017-09-13 | RPTT&RET $1,179,204 — from SLP, INC.; MMA MACOMBS ROAD, LLC to ATLANTIC DEVELOPMENT GROUP, LLC | $1,179,204 | |
| 2017-09-13 | Mortgage $5,869,947 — from MACOMBS ROAD ASSOCIATES LP to CUSTOMERS BANK | $5,869,947 | |
| 2017-09-13 | Agreement $10,400,000 — from MACOMBS ROAD ASSOCIATES LP to CUSTOMERS BANK | $10,400,000 | |
| 2017-09-13 | AL&R $10,400,000 — from MACOMBS ROAD ASSOCIATES LP to CUSTOMERS BANK | $10,400,000 | |
| 2011-05-26 | Mortgage $1,262,000 — from MACOMBS ROAD ASSOCIATES, L.P. to OAK GROVE COMMERCIAL MORTGAGE, LLC | $1,262,000 | |
| 2005-06-10 | Mortgage $795,068 — from SENIOR LIVING OPTIONS, INC.; MACOMBS ROAD ASSOCIATES, L.P. to MMA MORTGAGE INVESTMENT CORPORATION | $795,068 | |
| 2005-06-10 | Agreement $4,275,000 — from SENIOR LIVING OPTIONS, INC.; MACOMBS ROAD ASSOCIATES, L.P. to MMA MORTGAGE INVESTMENT CORPORATION | $4,275,000 | |
| 2005-03-07 | Mortgage $1,509,974 — from HIGHBRIDGE COMMUNITY HOUSING DEVELOPMENT to DEPARTMENT OF HOUSING PRESERVATION & DEV; CITY OF NEW YORK | $1,509,974 | |
| 2005-01-18 | Agreement $3,500,000 — from MACOMBS ROAD ASSOCIATES LP., to THE COMMUNITY PRESERVATION CORPORATION | $3,500,000 | |
| 2002-12-31 | Mortgage $3,500,000 — from MACOMBS ROAD ASSOCIATES, L.P. to COMMUNITY PRESERVATION CORPORATION | $3,500,000 | |
| 2002-03-06 | Mortgage $276,250 — from ATLANTIC DEVELOPMENTGROUP, LLC. to CITY OF NEW YORK | $276,250 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 360 | 6 | 2 | 369 |
| 2018 | 10 | 155 | 0 | 7 | 172 |
| 2019 | 8 | 207 | 0 | 7 | 222 |
| 2020 | 0 | 179 | 0 | 7 | 186 |
| 2021 | 8 | 181 | 7 | 7 | 203 |
| 2022 | 2 | 338 | 0 | 7 | 347 |
| 2023 | 7 | 353 | 0 | 7 | 367 |
| 2024 | 6 | 613 | 1 | 9 | 629 |
| 2025 | 4 | 925 | 1 | 9 | 939 |
| 2026 | 5 | 912 | 1 | 6 | 924 |
Every one of the 5,270 recorded events, 1973–2026, 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