723 recorded events, 2010–2026, from 11 city data systems. The city's paper trail here is mostly 406 311 service requests, 181 HPD complaints, 49 ACRIS deeds & mortgages.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 828.3. In ZIP 10472, 51% of residential buildings hold an A and 16% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 29 total — 10 class C (immediately hazardous), 13 class B, 6 class A. Oldest open since 2025-01-05. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
38 heat or hot-water complaints in the last three years (winter 2024–25: 1 · winter 2025–26: 34). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$2,840 in enforcement penalties imposed (ECB/OATH) in the last three years.
403 service requests in the last three years. Most common: Noise (75) · PLUMBING (48) · Illegal Parking (44) · UNSANITARY CONDITION (41) · Elevator (31) · HEAT/HOT WATER (18).
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 (2019) |
| No | Six or more residential units (4) |
| No | 421-a / J-51 tax benefit on the current tax roll |
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 1755 WATSON AVENUE,LLC |
| Head officer | GUIDO SUBOTOVSKY |
| Managing agent | SPRING LEASING AND MANAGEMENT,LLC |
| Last registered | 2025-08-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $11,184,544 | $5,033,045 |
| 2026 | $6,774,867 | $3,048,690 |
| 2027 | $6,416,978 | $2,887,640 |
The city's market estimate has fallen 43% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
2 street-flooding or sewer-backup complaints at this address since 2025 (2 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 | St Lawrence Av — 6 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Rosedale Av / 1040 Rosedale Av — Bx27 · 600 ft |
| School zones (2024–25 map) | Elementary: P.S. 047 John Randolph. 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.
1755 Watson 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 |
403 311 service requests from this address in the last three years — 18 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 SPRING LEASING AND MANAGEMENT — 27 buildings, 3,265 units. Grades across the portfolio: A11 · B12 · C2 · D1 · F1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 96 New Lots Ave | BK | 469 | B |
| 1017 Olmstead Avenue | BX | 265 | A |
| 10-18 Beach 20 Street | QN | 252 | B |
| 2435 Pacific Street | BK | 236 | A |
| 2858 Linden Blvd | BK | 234 | B |
| 257 Hegeman Avenue | BK | 208 | A |
| 2519 Creston Avenue | BX | 188 | B |
| 869 East 147 Street | BX | 167 | B |
| 290 East 149th Street | BX | 164 | A |
| 573 Emerald Street | BK | 160 | B |
| 583 Emerald Street | BK | 156 | B |
| 50 Nevins Street | BK | 129 | B |
| 68-19 Woodhaven Boulevard | QN | 120 | A |
| 1510 Broadway | BK | 108 | B |
| 1488 New York Avenue | BK | 89 | A |
| 3160 Webster Avenue | BX | 60 | B |
| 13-38 Central Avenue | QN | 57 | A |
| 275 West 140 Street | MN | 54 | A |
| 1117 Intervale Avenue | BX | 48 | A |
| 487 4 Avenue | BK | 44 | A |
| 321 East 60 Street | MN | 21 | A |
| 120 Liberty Avenue | BK | 13 | B |
| 615 Osborn Street | BK | 12 | B |
| 1755 Watson Avenue | BX | 4 | F |
| 1089 Summit Avenue | BX | 3 | C |
| 1497 Beach Avenue | BX | 3 | C |
| 4790 Broadway | MN | 1 | D |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 | |
| 2024-12-17 | Agreement $86,670,732 — from 1755 WATSON AVENUE LLC; 1755 WATSON AVENUE MODERATE LLC; BPDC HOUSING DEVELOPMENT FUND COM to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $86,670,732 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 2 | 2 |
| 2018 | 0 | 0 | 0 | 2 | 2 |
| 2019 | 0 | 0 | 0 | 0 | 0 |
| 2020 | 0 | 0 | 0 | 0 | 0 |
| 2021 | 0 | 0 | 0 | 0 | 0 |
| 2022 | 0 | 0 | 0 | 0 | 0 |
| 2023 | 0 | 6 | 14 | 2 | 22 |
| 2024 | 4 | 60 | 35 | 1 | 100 |
| 2025 | 2 | 246 | 0 | 5 | 253 |
| 2026 | 3 | 332 | 0 | 5 | 340 |
Every one of the 723 recorded events, 2010–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10472 · Landlord rankings · How grades work · The map · The Mice Map