1,084 recorded events, 1969–2026, from 18 city data systems. The city's paper trail here is mostly 560 311 service requests, 222 HPD complaints, 97 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 70% 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 67.8. In ZIP 10458, 34% 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 | 12 total — 2 class C (immediately hazardous), 8 class B, 2 class A. Oldest open since 2026-05-19. |
status snapshot refreshed weekly from HPD records
114 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 8 · winter 2025–26: 100). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$19,405 in enforcement penalties imposed (ECB/OATH) in the last three years.
333 service requests in the last three years. Most common: Noise (129) · HEAT/HOT WATER (57) · UNSANITARY CONDITION (30) · Water System (20) · PLUMBING (18) · Elevator (15).
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 (2009) |
| Yes | Six or more residential units (50) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | DECATUR II ASSOCIATES LLC |
| Head officer | GINNY QUIROZ |
| Managing agent | WAVECREST MANAGEMENT TEAM |
| Last registered | 2026-07-17 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,114,000 | $951,300 |
| 2026 | $1,720,000 | $774,000 |
| 2027 | $1,731,000 | $778,950 |
The city's market estimate has fallen 18% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
| Energy grade (LL33) | C — ENERGY STAR score 57/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | UNSAFE — unsafe conditions reported (cycle 10) |
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 | Kingsbridge Rd — B D · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Webster Av / E 197 St — Bx41 · 450 ft |
| Citi Bike | Decatur Ave & E 197 St · 100 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S./I.S. 54 Middle: Thomas C. Giordano Middle School 45. 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.
2727 Decatur 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 |
333 311 service requests from this address in the last three years — 57 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: $1,918,413 on 2008-09-05 (lender: New York City Housing Development Corporation), covering 4 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 |
|---|---|---|---|
| 2008-09-05 | AL&R $8,450,000 — from PARTNERSHIP BX 2 HOUSING DEVELOPMENT FUN; DECATUR II ASSOCIATES LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $8,450,000 | |
| 2008-09-05 | Mortgage $6,531,587 — from PARTNERSHIP BX 2 HOUSING DEVELOPMENT FUN; PARTNERSHIP BX 2 HOUSING DEVELOPMENT FUN; DECATU to NEW YORK CITY HOUSING DEVELOPMENT CORPOR; NEW YORK CITY HOUSING DEVELOPMENT COR | $6,531,587 | |
| 2008-09-05 | Mortgage $6,531,587 — from PARTNERSHIP BX 2 HOUSING DEVELOPMENT FUN; PARTNERSHIP BX 2 HOUSING DEVELOPMENT FUN; DECATU to NEW YORK CITY HOUSING DEVELOPMENT CORPOR; NEW YORK CITY HOUSING DEVELOPMENT COR | $6,531,587 | |
| 2008-09-05 | Mortgage $1,918,413 — from DECAUTR II ASSOCIATES LLC; PARTNERSHIP BX2 HOUSING DEVELOPMENT FUND to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $1,918,413 | |
| 2008-05-06 | Mortgage $1,139,265 — from PARTNERSHIP BX 2 HOUSING DEV. FUND CO., ; DECATUR II ASSOCIATES LLC to FIRST STERLING INVESTOR 033 LLC | $1,139,265 | |
| 2006-07-14 | Deed $460,000 — from DELUXE EQUITIES, INC.; CORONA GARDENS INC. to JNF PARTNERS, LLC | $460,000 | |
| 2005-09-19 | Mortgage $240,000 — from DELUXE EQUITIES, INC. to FAIWL, SALA; GLEITMAN, ARNOLD | $240,000 | |
| 2005-06-16 | RPTT&RET $150,000 — from BITABR CORP to DELUXE EQUITIES INC | $150,000 | |
| 2004-07-20 | Deed $75,126 — from MARSHAL G. KAPLAN, ESQ. AS REFEREE to BITABR CORP. | $75,126 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 5 | 43 | 0 | 1 | 49 |
| 2018 | 1 | 26 | 0 | 5 | 32 |
| 2019 | 1 | 30 | 0 | 3 | 34 |
| 2020 | 3 | 39 | 0 | 4 | 46 |
| 2021 | 4 | 58 | 0 | 3 | 65 |
| 2022 | 0 | 33 | 0 | 4 | 37 |
| 2023 | 0 | 44 | 0 | 4 | 48 |
| 2024 | 2 | 97 | 1 | 5 | 105 |
| 2025 | 3 | 148 | 0 | 7 | 158 |
| 2026 | 7 | 279 | 0 | 4 | 290 |
Every one of the 1,084 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10458 · Landlord rankings · How grades work · The map · The Mice Map