937 recorded events, 1994–2026, from 15 city data systems. The city's paper trail here is mostly 376 HPD housing violations, 239 HPD complaints, 177 311 service requests.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 1512. In ZIP 10464, 91% of residential buildings hold an A and 2% 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 | 16 total — 11 class C (immediately hazardous), 3 class B, 2 class A. Oldest open since 2018-10-03. |
status snapshot refreshed weekly from HPD records
12 heat or hot-water complaints in the last three years (winter 2023–24: 10 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
40 service requests in the last three years. Most common: UNSANITARY CONDITION (9) · HEAT/HOT WATER (6) · PAINT/PLASTER (5) · WATER LEAK (4) · Noise (4) · Street Condition (2).
$8,000 in permitted construction work filed since 2016 (1 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 (6) |
| 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) | 452 CITY ISLAND LLC |
| Head officer | BARRY FARKAS |
| Managing agent | SOL PANETH |
| Last registered | 2025-07-25 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $760,000 | $342,000 |
| 2026 | $912,000 | $410,400 |
| 2027 | $997,000 | $448,650 |
The city's market estimate has risen 31% between tax years 2025 and 2027.
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
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.
| Bus | Nearest boarding stop: City Island Av / Beach St — Bx29 · 350 ft |
| School zones (2024–25 map) | Elementary: P.S. 175 City Island Middle: P.S. 175 City Island. 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.
452 City Island 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 |
40 311 service requests from this address in the last three years — 6 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.
Most recent mortgage recorded against this lot: $152,500 on 2019-06-24 (lender: Pcsb Bank), covering 6 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2019-06-24 | AL&R $5,547,500 — from 454 CITY ISLAND LLC; 452 CITY ISLAND LLC; 181-187 CITY ISLAND LLC; 460 CITY ISLAND LLC to PCSB BANK | $5,547,500 | |
| 2019-06-24 | Agreement $5,547,500 — from 452 CITY ISLAND LLC; 460 CITY ISLAND LLC; 181-187 CITY ISLAND LLC; 454 CITY ISLAND LLC to PCSB BANK | $5,547,500 | |
| 2019-06-24 | AL&R $152,500 — from 460 CITY ISLAND LLC; 452 CITY ISLAND LLC; 454 CITY ISLAND LLC; 181-187 CITY ISLAND LLC to PCSB BANK | $152,500 | |
| 2019-06-24 | Mortgage $776,171 — from 454 CITY ISLAND LLC; 181-187 CITY ISLAND LLC; 460 CITY ISLAND LLC; 452 CITY ISLAND LLC to PCSB BANK | $776,171 | |
| 2019-06-24 | Mortgage $152,500 — from 460 CITY ISLAND LLC; 181-187 CITY ISLAND LLC; 454 CITY ISLAND LLC; 452 CITY ISLAND LLC to PCSB BANK | $152,500 | |
| 2016-03-31 | SPRD $4,322,708 — from 460 CITY ISLAND LLC; 181 CITY ISLAND LLC; 452 CITY ISLAND LLC; 187 CITY ISLAND LLC; 454 CI to THE FIRST NATIONAL BANK OF LONG ISLAND | $4,322,708 | |
| 2016-03-30 | Mortgage $2,950,000 — from 454 CITY ISLAND LLC; 460 CITY ISLAND LLC; 452 CITY ISLAND LLC to THE FIRST NATIONAL BANK OF LONG ISLAND | $2,950,000 | |
| 2016-03-30 | Agreement $2,950,000 — from 460 CITY ISLAND LLC; 454 CITY ISLAND LLC; 452 CITY ISLAND LLC to THE FIRST NATIONAL BANK OF LONG ISLAND | $2,950,000 | |
| 2015-04-16 | AL&R $4,400,000 — from 187 CITY ISLAND LLC; 183 CITY ISLAND LLC; 452 CITY ISLAND LLC; 460 CITY ISLAND LLC; 454 C to THE FIRST NATIONAL BANK OF LONG ISLAND | $4,400,000 | |
| 2015-04-16 | Agreement $4,400,000 — from 452 CITY ISLAND LLC; 181 CITY ISLAND LLC; 183 CITY ISLAND LLC; 460 CITY ISLAND LLC; 454 C to THE FIRST NATIONAL BANK OF LONG ISLAND | $4,400,000 | |
| 2015-04-16 | Mortgage $200,000 — from 187 CITY ISLAND LLC; 183 CITY ISLAND LLC; 460 CITY ISLAND LLC; 181 CITY ISLAND LLC; 454 C to THE FIRST NATIONAL BANK OF LONG ISLAND | $200,000 | |
| 2015-02-02 | Mortgage $422,033 — from 454 CITY ISLAND LLC; 187 CITY ISLAND LLC; 183 CITY ISLAND LLC; 181 CITY ISLAND LLC; 460 CI to MEMPEI REALTY HOLDINGS, LLC | $422,033 | |
| 2015-02-02 | AL&R $4,200,000 — from 454 CITY ISLAND LLC; 187 CITY ISLAND LLC; 452 CITY ISLAND LLC; 183 CITY ISLAND LLC; 460 CI to MEMPEI REALTY HOLDINGS, LLC | $4,200,000 | |
| 2015-02-02 | Agreement $4,200,000 — from 460 CITY ISLAND LLC; 183 CITY ISLAND LLC; 181 CITY ISLAND LLC; 187 CITY ISLAND LLC; 454 CI to MEMPEI REALTY HOLDINGS, LLC | $4,200,000 | |
| 2014-08-08 | Mortgage $1,705,858 — from 452 CITY ISLAND LLC; 181 CITY ISLAND LLC; 460 CITY ISLAND LLC; 187 CITY ISLAND LLC to CIAFONE, JOHN; J.P. & ASSOCIATES PROPERTIES CORP.; ARGENTO, GINA | $1,705,858 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 26 | 0 | 0 | 28 |
| 2018 | 0 | 1 | 53 | 0 | 0 | 54 |
| 2019 | 0 | 2 | 84 | 8 | 1 | 95 |
| 2020 | 3 | 6 | 25 | 1 | 0 | 35 |
| 2021 | 1 | 4 | 45 | 0 | 1 | 51 |
| 2022 | 0 | 5 | 118 | 0 | 0 | 123 |
| 2023 | 0 | 7 | 111 | 0 | 0 | 118 |
| 2024 | 0 | 5 | 179 | 0 | 0 | 184 |
| 2025 | 0 | 11 | 52 | 4 | 0 | 67 |
| 2026 | 0 | 5 | 4 | 0 | 0 | 9 |
Every one of the 937 recorded events, 1994–2026, is laid out year by year in the full report (print-ready).
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