525 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 183 311 service requests, 100 ACRIS deeds & mortgages, 69 HPD complaints.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 55% 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 32. In ZIP 10463, 74% of residential buildings hold an A and 5% 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 | 19 total — 0 class C (immediately hazardous), 10 class B, 9 class A. Oldest open since 2013-12-06. |
status snapshot refreshed weekly from HPD records
44 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 42). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
80 service requests in the last three years. Most common: Noise (25) · HEAT/HOT WATER (22) · Illegal Parking (9) · UNSANITARY CONDITION (3) · Lead (3) · DOOR/WINDOW (3).
$227,000 in permitted construction work filed since 2016 (14 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 (1963) |
| Yes | Six or more residential units (50) |
| 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) | 91 Van Cortlandt Avenue Owners Corp. |
| Head officer | Brian Beaudry |
| Managing agent | Robert E. Hill, Inc. |
| Last registered | 2025-09-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,341,000 | $1,053,450 |
| 2026 | $2,573,000 | $1,157,850 |
| 2027 | $2,744,000 | $1,234,800 |
The city's market estimate has risen 17% between tax years 2025 and 2027.
Tax exemptions on the roll: DISABLED HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $765,576 a year ($13.72 per sq ft), operating expenses $459,234 ($8.23 per sq ft), net operating income $306,342. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 75/100 (2022 disclosure cycle) |
| Heating fuel | NO4FUEL |
| Facade (Local Law 11) | SAFE (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.
2 street-flooding or sewer-backup complaints at this address since 2022 (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 | 238 St — 1 · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none Mosholu Pkwy — 4 · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Van Cortlandt Av W / Orloff Av — Bx10 · 100 ft |
| Citi Bike | Sedgwick Ave & Hillman Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 095 Sheila Mencher Middle: P.S. 095 Sheila Mencher. 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.
91 Van Cortlandt Ave E
| 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 |
80 311 service requests from this address in the last three years — 22 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 ROBERT E. HILL, INC. — 35 buildings, 2,299 units. Grades across the portfolio: A30 · B3 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 25 Knolls Crescent | BX | 252 | A |
| 60 Knolls Crescent | BX | 240 | A |
| 3850 Sedgwick Avenue | BX | 122 | A |
| 3388 Wayne Avenue | BX | 104 | B |
| 3635 Johnson Avenue | BX | 82 | A |
| 3515 Henry Hudson Pkwy W | BX | 79 | A |
| 255 Fieldston Terrace | BX | 76 | A |
| 620 West 239 Street | BX | 76 | A |
| 315 West 232 Street | BX | 72 | A |
| 75 West 238 Street | BX | 72 | A |
| 2530 Independence Avenue | BX | 69 | A |
| 2465 Palisade Avenue | BX | 69 | A |
| 251 Seaman Avenue | MN | 67 | A |
| 60 Cooper Street | MN | 61 | A |
| 3030 Johnson Avenue | BX | 60 | A |
| 2390 Palisade Avenue | BX | 60 | A |
| 3206 Fairfield Avenue | BX | 56 | A |
| 190 E Mosholu Parkway S | BX | 55 | B |
| 2711 Henry Hudson Pkwy W | BX | 51 | A |
| 91 Van Cortlandt Ave E | BX | 50 | A |
| 3720 Independence Avenue | BX | 49 | A |
| 518 Ft Washington Avenue | MN | 47 | B |
| 3810 Greystone Avenue | BX | 44 | A |
| 645 West 239 Street | BX | 43 | A |
| 6291 Broadway | BX | 42 | A |
| 528 West 111 Street | MN | 41 | A |
| 241 West 108 Street | MN | 40 | A |
| 532 West 111 Street | MN | 40 | A |
| 1028 Amsterdam Avenue | MN | 38 | A |
| 239 West 108 Street | MN | 37 | A |
| 510 Kappock Street | BX | 34 | A |
| 3220 Arlington Avenue | BX | 26 | A |
| 3816 Waldo Avenue | BX | 24 | A |
| 562 West 190 Street | MN | 21 | C |
| 2057960152 | — | — |
Most recent mortgage recorded against this lot: $250,000 on 2026-05-11 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-28 | RPTT&RET $330,000 — from PHAM, MICHELLE to GUERRA, TANIA | $330,000 | |
| 2026-09-22 | Sold for $330,000 | $330,000 | $6,600 |
| 2026-05-11 | AL&R $250,000 — from 91 VANCORTLANDT OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $250,000 | |
| 2026-05-11 | Mortgage $250,000 — from 91 VANCORTLANDT OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $250,000 | |
| 2026-05-11 | Mortgage $1,400,000 — from 91 VAN CORTLANDT OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $1,400,000 | |
| 2026-05-11 | AL&R $1,400,000 — from 91 VAN CORTLANDT OWNERS CORP. to NATIONAL CONSUMER COOPERATIVE BANK | $1,400,000 | |
| 2024-10-30 | RPTT&RET $285,000 — from 91 VAN CORTLANDT HOLDINGS LLC to TAVERAS, DEURIS; TAVERAS, OMARIS BRETEN DE | $285,000 | |
| 2024-10-15 | Sold for $285,000 | $285,000 | $5,700 |
| 2024-09-24 | RPTT&RET $227,000 — from 91 VAN CORTLANDT HOLDINGS LLC to GONZALEZ, GENESIS | $227,000 | |
| 2024-08-26 | Sold for $227,000 | $227,000 | $4,540 |
| 2024-03-04 | RPTT&RET $378,000 — from 91 VAN CORTLANDT HOLDINGS, LLC to CHING, PUI LING | $378,000 | |
| 2024-02-29 | RPTT&RET $220,000 — from 91 VAN CORTLANDT HOLDINGS, LLC to ALI, ZAKI | $220,000 | |
| 2024-02-27 | Sold for $378,000 | $378,000 | $7,560 |
| 2024-02-14 | Sold for $220,000 | $220,000 | $4,400 |
| 2023-11-20 | RPTT&RET $220,000 — from 91 VAN CORTLANDT HOLDINGS LLC to RIVAS, AMARILIS | $220,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 15 | 4 | 1 | 21 |
| 2018 | 2 | 1 | 7 | 4 | 2 | 16 |
| 2019 | 1 | 2 | 14 | 1 | 0 | 18 |
| 2020 | 0 | 0 | 8 | 5 | 2 | 15 |
| 2021 | 15 | 3 | 14 | 6 | 1 | 39 |
| 2022 | 1 | 1 | 23 | 0 | 1 | 26 |
| 2023 | 1 | 5 | 18 | 26 | 1 | 51 |
| 2024 | 0 | 0 | 90 | 8 | 1 | 99 |
| 2025 | 0 | 1 | 45 | 0 | 3 | 49 |
| 2026 | 0 | 1 | 5 | 14 | 0 | 20 |
Every one of the 525 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10463 · Landlord rankings · How grades work · The map · The Mice Map