6,037 recorded events, 1975–2026, from 20 city data systems. The city's paper trail here is mostly 2,519 311 service requests, 1,971 HPD complaints, 1,142 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 226.7. In ZIP 10467, 51% of residential buildings hold an A and 15% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 149 total — 21 class C (immediately hazardous), 86 class B, 42 class A. Oldest open since 2021-10-08. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
662 heat or hot-water complaints in the last three years (winter 2023–24: 17 · winter 2024–25: 285 · winter 2025–26: 217). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$40,950 in enforcement penalties imposed (ECB/OATH) in the last three years.
1,161 service requests in the last three years. Most common: HEAT/HOT WATER (327) · PLUMBING (184) · UNSANITARY CONDITION (106) · Elevator (93) · DOOR/WINDOW (83) · Noise (54).
$141,250 in permitted construction work filed since 2016 (2 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.
| No | Built before 1974 (2009) |
| Yes | Six or more residential units (122) |
| 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) | VALE PARTNERS 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 | $9,332,000 | $4,199,400 |
| 2026 | $9,764,000 | $4,393,800 |
| 2027 | $9,834,000 | $4,425,300 |
The city's market estimate has risen 5% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 YR NO CAP
| Energy grade (LL33) | C — ENERGY STAR score 67/100 (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.
2 street-flooding or sewer-backup complaints at this address since 2011 (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 | Norwood-205 St — D · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none Gun Hill Rd — 2 5 · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Webster Av / East Gun Hill Rd — Bx41 Bx41-SBS · 500 ft · Select Bus Service |
| Citi Bike | Hull Ave & E 209 St · 500 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 094 Kings College School Middle: J.H.S. 080 The Mosholu Parkway. 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.
3322 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 |
1,161 311 service requests from this address in the last three years — 327 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: $2,959,000 on 2012-02-15 (lender: The City Of New York). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2012-02-15 | Agreement $9,959,000 — from VALE PARTNERS LLC; HPDC2 HOUSING DEVELOPMENT FUND COMPANY I to THE CITY OF NEW YORK | $9,959,000 | |
| 2012-02-15 | Mortgage $2,959,000 — from VALE PARTNERS LLC; HPDC2 HOUSING DEVELOPMENT FUND COMPANY I to THE CITY OF NEW YORK | $2,959,000 | |
| 2008-09-19 | Mortgage $1,928,705 — from VALE PARTNERS LLC; NYC PARTNERSHIP HOUSING DEVELOPMENT FUND to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $1,928,705 | |
| 2008-09-19 | Mortgage $15,000,000 — from VALE PARTNERS LLC; NYC PARTNERSHIP HOUSING DEVELOPMENT FUND to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $15,000,000 | |
| 2008-09-19 | Mortgage $8,441,295 — from NYC PARTNERSHIP HOUSING DEVELOPMENT FUND; VALE PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $8,441,295 | |
| 2008-09-19 | Mortgage $7,000,000 — from VALE PARTNERS LLC; NYC PARTNERSHIP HOUSING DEVELOPMENT FUND to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $7,000,000 | |
| 2006-12-01 | Deed $880,000 — from KASPARIAN, SEVASTOULA V; VETOULIS, PETER J; SOLE, MARY V to VALE PARTNERS LLC | $880,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 4 | 318 | 0 | 8 | 330 |
| 2018 | 0 | 16 | 449 | 0 | 4 | 469 |
| 2019 | 0 | 5 | 237 | 0 | 4 | 246 |
| 2020 | 0 | 7 | 258 | 0 | 3 | 268 |
| 2021 | 0 | 4 | 190 | 0 | 4 | 198 |
| 2022 | 0 | 14 | 400 | 0 | 6 | 420 |
| 2023 | 0 | 17 | 459 | 0 | 6 | 482 |
| 2024 | 0 | 31 | 608 | 1 | 5 | 645 |
| 2025 | 6 | 11 | 1,230 | 0 | 11 | 1,258 |
| 2026 | 4 | 18 | 798 | 0 | 5 | 825 |
Every one of the 6,037 recorded events, 1975–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10467 · Landlord rankings · How grades work · The map · The Mice Map