2,145 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 961 311 service requests, 767 HPD complaints, 256 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 74% 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 82.1. In ZIP 10468, 36% of residential buildings hold an A and 17% 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 | 28 total — 10 class C (immediately hazardous), 14 class B, 4 class A. Oldest open since 2010-10-26. |
status snapshot refreshed weekly from HPD records
42 heat or hot-water complaints in the last three years (winter 2023–24: 16 · winter 2024–25: 6 · winter 2025–26: 20). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
65 service requests in the last three years. Most common: HEAT/HOT WATER (21) · UNSANITARY CONDITION (13) · Illegal Parking (11) · Noise (7) · APPLIANCE (3) · PAINT/PLASTER (3).
$129,600 in permitted construction work filed since 2016 (5 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 (1922) |
| Yes | Six or more residential units (32) |
| 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) | Kayla Realty LLC |
| Head officer | KEYOUMARS KEYPOUR |
| Managing agent | QV MANAGEMENT CORP |
| Last registered | 2026-07-22 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,337,000 | $601,650 |
| 2026 | $1,400,000 | $630,000 |
| 2027 | $1,455,000 | $654,750 |
The city's market estimate has risen 9% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 25/100, posted at the entrance by law (2022 disclosure cycle) |
| 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 | Kingsbridge Rd — 4 · 300 ft straight-line (about a 1-minute walk) · station accessibility: none Kingsbridge Rd — B D · 700 ft straight-line (about a 3-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: East Kingsbridge Rd / Morris Av — Bx9 · 300 ft |
| Citi Bike | Jerome Ave & W 195 St · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 086 Kingsbridge Heights Middle: 447,363. 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.
2693 Morris 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 |
65 311 service requests from this address in the last three years — 21 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 QV MANAGEMENT CORP — 33 buildings, 585 units. Grades across the portfolio: A1 · B7 · C17 · D7 · F1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1154 Stratford Avenue | BX | 59 | C |
| 2800 Sedgwick Avenue | BX | 53 | C |
| 1584 East 172 Street | BX | 51 | B |
| 2170 Ryer Avenue | BX | 48 | C |
| 2766 Sedgwick Avenue | BX | 38 | B |
| 2693 Morris Avenue | BX | 32 | B |
| 216 Bradhurst Avenue | MN | 24 | C |
| 751 East 156 Street | BX | 23 | D |
| 361 Miller Avenue | BK | 20 | C |
| 2915 Fredrick Douglass Bl | MN | 19 | B |
| 442 East 115 Street | MN | 18 | A |
| 730 East 228 Street | BX | 16 | C |
| 257 Saratoga Avenue | BK | 16 | D |
| 1293 East New York Avenue | BK | 16 | B |
| 1410 Prospect Avenue | BX | 13 | C |
| 502 West 180 Street | MN | 11 | C |
| 755 Jackson Avenue | BX | 11 | C |
| 100 East 123 Street | MN | 10 | C |
| 9 West 129 Street | MN | 10 | C |
| 874 Longwood Avenue | BX | 10 | C |
| 132 West 129 Street | MN | 10 | D |
| 1442 Boston Road | BX | 10 | B |
| 1440 Boston Road | BX | 8 | C |
| 1444 Boston Road | BX | 8 | B |
| 515 West 150 Street | MN | 8 | C |
| 4124 Bronxwood Avenue | BX | 7 | C |
| 769 East 224 Street | BX | 7 | D |
| 904 East 213 Street | BX | 6 | D |
| 2776 Valentine Avenue | BX | 6 | D |
| 124 Tapscott Street | BK | 6 | C |
| 574 Ridgewood Avenue | BK | 5 | C |
| 604 Hegeman Avenue | BK | 4 | F |
| 975 East 233 Street | BX | 2 | D |
Most recent mortgage recorded against this lot: $111,531 on 2021-08-05 (lender: JPMorgan Chase Bank NA). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-08-05 | Mortgage $111,532 — from KAYLA REALTY LLC to JPMORGAN CHASE BANK NA | $111,532 | |
| 2021-08-05 | Agreement $3,000,000 — from KAYLA REALTY LLC to JPMORGAN CHASE BANK NA | $3,000,000 | |
| 2016-12-21 | Mortgage $1,502,321 — from KAYLA REALTY LLC to JPMORGAN CHASE BANK NA | $1,502,321 | |
| 2016-12-21 | Mortgage $3,200,000 — from KAYLA REALTY LLC to JPMORGAN CHASE BANK NA | $3,200,000 | |
| 2016-12-21 | Agreement $3,200,000 — from KAYLA REALTY LLC to JPMORGAN CHASE BANK NA | $3,200,000 | |
| 2008-01-28 | Deed $2,400,000 — from 2693 REALTY CO., L.L.C. to KAYLA REALTY LLC | $2,400,000 | |
| 2008-01-28 | Mortgage $867,437 — from KAYLA REALTY LLC to SOVEREIGN BANK., FSB | $867,437 | |
| 2008-01-28 | Agreement $1,920,000 — from KAYLA REALTY , LLC. to SOVEREIGN BANK., FSB | $1,920,000 | |
| 2004-07-06 | Mortgage $240,807 — from 2693 REALTY CO LLC to WASHINGTON MUTUAL BANK | $240,807 | |
| 2004-07-06 | Agreement $1,125,000 — from 2693 REALTY CO LLC to WASHINGTON MUTUAL BANK | $1,125,000 | |
| 2002-03-25 | Mortgage $216,363 — from 2693 REALTY CO., L.L.C. to HSBC BANK USA | $216,363 | |
| 1998-09-09 | Mortgage $333,179 — from 2693 REALTY CO. L.L.C. to MARINE MIDLAND BANK | $333,179 | |
| 1995-09-21 | Mortgage $425,000 — from 2693 REALTY CO., L.L.C. to FIRST FEDERAL SAVINGS & LOAN ASSOCIATION | $425,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 1 | 1 | 58 | 0 | 5 | 65 |
| 2018 | 2 | 2 | 41 | 0 | 2 | 47 |
| 2019 | 6 | 2 | 69 | 0 | 3 | 80 |
| 2020 | 0 | 1 | 206 | 0 | 2 | 209 |
| 2021 | 1 | 2 | 252 | 2 | 2 | 259 |
| 2022 | 0 | 0 | 109 | 0 | 3 | 112 |
| 2023 | 0 | 0 | 57 | 0 | 2 | 59 |
| 2024 | 0 | 1 | 64 | 0 | 3 | 68 |
| 2025 | 0 | 0 | 41 | 0 | 4 | 45 |
| 2026 | 0 | 0 | 38 | 0 | 2 | 40 |
Every one of the 2,145 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10468 · Landlord rankings · How grades work · The map · The Mice Map