572 recorded events, 1900–2026, from 18 city data systems. The city's paper trail here is mostly 162 311 service requests, 135 ACRIS deeds & mortgages, 64 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. Less recorded distress than 52% 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 21.6. In ZIP 10461, 78% 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 | 24 total — 10 class C (immediately hazardous), 13 class B, 1 class A. Oldest open since 2023-10-24. |
status snapshot refreshed weekly from HPD records
46 heat or hot-water complaints in the last three years (winter 2023–24: 38 · winter 2024–25: 4 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$3,750 in enforcement penalties imposed (ECB/OATH) in the last three years.
77 service requests in the last three years. Most common: HEAT/HOT WATER (22) · UNSANITARY CONDITION (12) · Noise (7) · General Construction/Plumbing (5) · Illegal Parking (5) · Rodent (3).
$153,500 in permitted construction work filed since 2016 (7 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 (1970) |
| Yes | Six or more residential units (95) |
| 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) | The Pelham Cooperative |
| Head officer | MICHELLE ABUBO |
| Managing agent | HIGHRISE PROPERTY MANAGEMENT |
| Last registered | 2025-11-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $6,156,000 | $2,770,200 |
| 2026 | $6,781,000 | $3,051,450 |
| 2027 | $7,057,000 | $3,175,650 |
The city's market estimate has risen 15% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $1,723,960 a year ($20.23 per sq ft), operating expenses $904,163 ($10.61 per sq ft), net operating income $819,797. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | C — ENERGY STAR score 55/100 (2022 disclosure cycle) |
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
6 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 | Pelham Bay Park — 6 · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Pelham Pkwy / St Paul Av — Bx12 · 200 ft |
| School zones (2024–25 map) | Elementary: P.S. 071 Rose E. Scala Middle: 371, 467. 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.
1874 Pelham Parkway South
| 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 |
77 311 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 HIGHRISE PROPERTY MANAGEMENT — 40 buildings, 3,703 units. Grades across the portfolio: A27 · B11 · C1 · D1. See the whole portfolio
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-17 | RPTT&RET $180,000 — from MATTA, LOUIS; MATTA, CELESTE to MAS, PABLO | $180,000 | |
| 2026-07-06 | Sold for $180,000 | $180,000 | $1,895 |
| 2026-06-11 | RPTT&RET $170,000 — from MARTANO, PATRICIA to MARCANO, ISABEL | $170,000 | |
| 2026-06-03 | Sold for $170,000 | $170,000 | $1,789 |
| 2026-05-22 | RPTT&RET $280,000 — from CUENCA, DIEGO; CAMACHO, YVETTE to FERRIS, MORGAN | $280,000 | |
| 2026-05-19 | RPTT&RET $200,000 — from NICASTRO, WILLIAM to CRESPI, PAUL | $200,000 | |
| 2026-05-15 | Sold for $280,000 | $280,000 | $2,947 |
| 2026-05-05 | Sold for $200,000 | $200,000 | $2,105 |
| 2026-01-09 | RPTT&RET $213,000 — from ARENA, FRANCESCO; ARENA, AMELIA to VERA, EFRAIN | $213,000 | |
| 2026-01-08 | Sold for $213,000 | $213,000 | $2,242 |
| 2025-08-28 | RPTT&RET $205,000 — from IRIS COLLAZO, AS TRUSTEE; THE COLLAZO FAMILY TRUST to SANTIAGO, JENNIFER | $205,000 | |
| 2025-08-18 | Sold for $205,000 | $205,000 | $2,158 |
| 2025-04-25 | RPTT&RET $215,000 — from VANACORE, NOELLE; VANACORE, RICHARD; VANACORE, MARIA to FAN, MANXIA | $215,000 | |
| 2025-04-23 | Sold for $215,000 | $215,000 | $2,263 |
| 2025-01-02 | RPTT&RET $185,000 — from ESTATE OF EMIL DEPIERRO to GUTIERREZ, MICHAEL | $185,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 3 | 4 | 2 | 0 | 9 |
| 2018 | 0 | 0 | 2 | 17 | 1 | 20 |
| 2019 | 2 | 3 | 23 | 12 | 4 | 44 |
| 2020 | 0 | 1 | 11 | 4 | 1 | 17 |
| 2021 | 2 | 3 | 9 | 15 | 1 | 30 |
| 2022 | 0 | 2 | 13 | 10 | 1 | 26 |
| 2023 | 0 | 1 | 21 | 15 | 1 | 38 |
| 2024 | 11 | 9 | 43 | 9 | 3 | 75 |
| 2025 | 4 | 3 | 49 | 7 | 2 | 65 |
| 2026 | 0 | 2 | 60 | 12 | 3 | 77 |
Every one of the 572 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10461 · Landlord rankings · How grades work · The map · The Mice Map