312 recorded events, 1974–2026, from 14 city data systems. The city's paper trail here is mostly 158 311 service requests, 56 HPD complaints, 27 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 63% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 29.4. In ZIP 10461, 78% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 11 total — 2 class C (immediately hazardous), 7 class B, 2 class A. Oldest open since 2021-12-08. |
status snapshot refreshed weekly from HPD records
21 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 9 · winter 2025–26: 10). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$2,270 in enforcement penalties imposed (ECB/OATH) in the last three years.
67 service requests in the last three years. Most common: Noise (33) · HEAT/HOT WATER (9) · WATER LEAK (4) · Snow or Ice (4) · Real Time Enforcement (3) · Damaged Tree (3).
$72,400 in permitted construction work filed since 2016 (4 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 (1928) |
| Yes | Six or more residential units (22) |
| 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) | NEIL AVE CONSTRUCTION CO INC |
| Head officer | PHYLLIS GOLUP |
| Managing agent | LANGSAM PROP. SER. CORP. |
| Last registered | 2025-11-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,175,000 | $978,750 |
| 2026 | $2,208,000 | $993,600 |
| 2027 | $2,402,000 | $1,080,900 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 10/100, 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 | Morris Park — 5 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Williamsbridge Rd / Neill Av — Bx8 · 700 ft |
| School zones (2024–25 map) | Elementary: P.S. 108 Philip J. Abinanti Middle: 144, 566. 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.
1964 Lurting 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 |
67 311 service requests from this address in the last three years — 9 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 LANGSAM PROPERTY SERVICES CORP — 215 buildings, 8,744 units. Grades across the portfolio: A42 · B80 · C57 · D26 · F9. See the whole portfolio
showing 60 of 215 buildings
Most recent mortgage recorded against this lot: $200,000 on 2014-04-18 (lender: Wells Fargo Bank, National Association). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2014-04-18 | Mortgage $200,000 — from NEIL AVENUE CONSTRUCTION CO., INC. to WELLS FARGO BANK, NATIONAL ASSOCIATION | $200,000 | |
| 2014-04-09 | Mortgage $70,000 — from NEIL AVENUE CONSTRUCTION CO., INC. to WELLS FARGO BANK, NATIONAL ASSOCIATION | $70,000 | |
| 2004-03-16 | AL&R $150,000 — from CITY AND SUBURBAN FEDERAL SAVINGS BANK to NEIL AVENUE CONSTRUCTION CO., INC. | $150,000 | |
| 2004-03-16 | Agreement $150,000 — from NEIL AVENUE CONSTRUCTION CO., INC. to CITY AND SUBURBAN FEDERAL SAVINGS BANK | $150,000 | |
| 2004-03-16 | Mortgage $62,144 — from NEIL AVENUE CONSTRUCTION CO., INC. to CITY AND SUBURBAN FEDERAL SAVINGS BANK | $62,144 | |
| 1990-07-31 | Mortgage $131,952 — from NEIL AVE CONST CO INC to CITY&SUBURBAN FED SAV BK | $131,952 | |
| 1986-01-16 | Mortgage $80,000 — from NEILL AVE.CONSTRUCTION C to YORKVILLE FEDERAL S&LA | $80,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 1 | 1 | 3 |
| 2018 | 2 | 0 | 1 | 0 | 1 | 4 |
| 2019 | 0 | 0 | 12 | 0 | 1 | 13 |
| 2020 | 2 | 0 | 15 | 0 | 1 | 18 |
| 2021 | 1 | 0 | 34 | 1 | 1 | 37 |
| 2022 | 0 | 1 | 17 | 0 | 1 | 19 |
| 2023 | 2 | 0 | 16 | 0 | 3 | 21 |
| 2024 | 0 | 0 | 13 | 0 | 0 | 13 |
| 2025 | 3 | 8 | 53 | 0 | 0 | 64 |
| 2026 | 0 | 0 | 31 | 0 | 0 | 31 |
Every one of the 312 recorded events, 1974–2026, is laid out year by year in the full report (print-ready).
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