830 recorded events, 1966–2026, from 16 city data systems. The city's paper trail here is mostly 269 311 service requests, 207 HPD complaints, 207 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 98% 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 561.9. In ZIP 10460, 45% of residential buildings hold an A and 18% 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 | 56 total — 7 class C (immediately hazardous), 40 class B, 9 class A. Oldest open since 2017-06-01. |
status snapshot refreshed weekly from HPD records
81 heat or hot-water complaints in the last three years (winter 2023–24: 14 · winter 2024–25: 27 · winter 2025–26: 32). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
120 service requests in the last three years. Most common: HEAT/HOT WATER (35) · Illegal Parking (16) · PLUMBING (15) · ELECTRIC (12) · UNSANITARY CONDITION (8) · GENERAL (6).
$1,050,513 in permitted construction work filed since 2016 (8 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 (1931) |
| Yes | Six or more residential units (10) |
| 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) | Beulah Cluster HDFC |
| Head officer | Samuel A Habib |
| Managing agent | Innovative Property Management and Dev. |
| Last registered | 2026-07-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,502,400 | $676,080 |
| 2026 | $1,564,000 | $703,800 |
| 2027 | $1,709,000 | $769,050 |
The city's market estimate has risen 14% 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).
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 | 174 St — 2 5 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Southern Blvd / E 172 St — Bx19 · 200 ft |
| Citi Bike | Southern Blvd & E 172 St · 200 ft · station location as of 2026-09-23; live availability |
| Bike facility | Shared bike route mapped within 75 ft |
| School zones (2024–25 map) | Elementary: Fairmont Neighborhood 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.
932 East 172 Street
| 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 |
120 311 service requests from this address in the last three years — 35 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 INNOVATIVE PROPERTY MANAGEMENT AND DEV. — 18 buildings, 439 units. Grades across the portfolio: A1 · B5 · C6 · D5 · F1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 441 East 155 Street | BX | 97 | A |
| 1200 University Avenue | BX | 54 | C |
| 1138 Washington Avenue | BX | 51 | D |
| 545 East 166th Street | BX | 41 | B |
| 1291 Hoe Avenue | BX | 26 | C |
| 1300 Hoe Avenue | BX | 21 | D |
| 1439 Prospect Avenue | BX | 20 | B |
| 1288 Hoe Avenue | BX | 20 | B |
| 762 East 168 Street | BX | 17 | B |
| 1272 Boston Road | BX | 13 | C |
| 851 East 169 Street | BX | 11 | C |
| 493 East 166 Street | BX | 10 | C |
| 932 East 172 Street | BX | 10 | D |
| 1386 Prospect Avenue | BX | 10 | C |
| 4031 Park Avenue | BX | 10 | D |
| 1418 Clinton Avenue | BX | 10 | B |
| 918 Freeman Street | BX | 10 | D |
| 426 East 162 Street | BX | 8 | F |
Most recent mortgage recorded against this lot: $12,060,000 on 2022-07-08 (lender: Local Initiative Support Corporation, INC. and Local Inititative Support Corporation, INC.), covering 13 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 |
|---|---|---|---|
| 2022-07-08 | Mortgage $1,923,320 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $1,923,320 | |
| 2022-07-08 | AL&R $14,424,129 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $14,424,129 | |
| 2022-07-08 | AL&R $14,424,129 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $14,424,129 | |
| 2022-07-08 | Mortgage $12,060,000 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $12,060,000 | |
| 2022-07-08 | Mortgage $12,060,000 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $12,060,000 | |
| 2022-07-08 | Mortgage $440,809 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $440,809 | |
| 2022-07-08 | Mortgage $440,809 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $440,809 | |
| 2022-07-08 | Mortgage $1,923,320 — from BEULAH CLUSTER HOUSING DEVELOPMENT FUND ; BEULAH CLUSTER HOUSING DEVELOPMENT FUND to LOCAL INITITATIVE SUPPORT CORPORATION, I; LOCAL INITIATIVE SUPPORT CORPORATION, IN | $1,923,320 | |
| 2020-12-29 | RPTT&RET $4,691,979 — from NEW YORK EQUITY FUND 2003 LLC to BEULAH CLUSTER HOUSING DEVELOPMENT FUND | $4,691,979 | |
| 2004-08-03 | Mortgage $21,798 — from BRONX HEIGHTS BEULAH ASSOCIATES, L.P. to THE CITY OF NEW YORK HPD | $21,798 | |
| 2003-12-05 | Mortgage $4,635,263 — from BRONX HEIGHTS ASOCIATES, L.P. to THE CITY OF NEW YORK | $4,635,263 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 70 | 0 | 3 | 74 |
| 2018 | 0 | 1 | 16 | 0 | 2 | 19 |
| 2019 | 0 | 1 | 12 | 0 | 1 | 14 |
| 2020 | 0 | 0 | 60 | 1 | 3 | 64 |
| 2021 | 1 | 0 | 39 | 0 | 1 | 41 |
| 2022 | 3 | 0 | 27 | 22 | 2 | 54 |
| 2023 | 3 | 3 | 103 | 0 | 1 | 110 |
| 2024 | 5 | 0 | 128 | 1 | 1 | 135 |
| 2025 | 4 | 0 | 119 | 0 | 4 | 127 |
| 2026 | 0 | 1 | 70 | 0 | 3 | 74 |
Every one of the 830 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10460 · Landlord rankings · How grades work · The map · The Mice Map