86 recorded events, 2016–2025, from 10 city data systems. The city's paper trail here is mostly 38 ACRIS deeds & mortgages, 12 DOB permits, 10 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 81% 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 6. In ZIP 11231, 56% of residential buildings hold an A and 6% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
No 311 service requests from this address in the last three years.
$1,588,000 in permitted construction work filed since 2016 (5 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 (1900) |
| No | Six or more residential units (5) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 446 CLINTON ST CONDO |
| Head officer | PHYLLIS ARLIA |
| Managing agent | JABCO MANAGEMENT GROUP |
| Last registered | 2025-09-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $0 | $0 |
| 2026 | $805,768 | $362,596 |
| 2027 | $627,294 | $282,282 |
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 | Carroll St — F G · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Court St / President St — B57 · 700 ft |
| Citi Bike | 1 Pl & Clinton St · 150 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 058 The Carroll. 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.
446 Clinton Street
| 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 |
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 JABCO MANAGEMENT GROUP — 30 buildings, 326 units. Grades across the portfolio: A25 · B2 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 6902 Narrows Avenue | BK | 73 | A |
| 6511 Ft Hamilton Parkway | BK | 17 | A |
| 760 Bergen Street | BK | 16 | A |
| 320 74 Street | BK | 15 | A |
| 1657 East 19th Street | BK | 15 | A |
| 7115 3 Avenue | BK | 13 | A |
| 115 96 Street | BK | 13 | A |
| 7902 15 Avenue | BK | 13 | A |
| 7423 10 Avenue | BK | 12 | A |
| 767A Bergen Street | BK | 12 | A |
| 447 95 Street | BK | 12 | A |
| 106 Battery Avenue | BK | 11 | A |
| 433 101 Street | BK | 10 | A |
| 107 Madison Street | BK | 10 | A |
| 651 Washington Avenue | BK | 9 | A |
| 936 70 Street | BK | 9 | A |
| 681 88 Street | BK | 6 | A |
| 231 Senator Street | BK | 6 | A |
| 8918 15 Avenue | BK | 6 | A |
| 8622 3 Avenue | BK | 6 | C |
| 1738 80 Street | BK | 6 | A |
| 435 80 Street | BK | 6 | A |
| 446 Clinton Street | BK | 5 | B |
| 205 14th Street | BK | 5 | A |
| 659 Baltic Street | BK | 4 | C |
| 18 8 Avenue | BK | 4 | A |
| 118 Remsen Street | BK | 4 | A |
| 123 6th Avenue | BK | 4 | A |
| 701 President Street | BK | 4 | B |
| 3062230027 | — | — |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-12-08 | Deed $2,275,000 — from GRGS3 LLC to SHAIA, KATHERINE; MATA, ALLEN | $2,275,000 | |
| 2022-12-08 | Mortgage $2,047,272 — from SHAIA, KATHERINE; MATA, ALLEN to MERS | $2,047,272 | |
| 2022-11-01 | Sold for $2,275,000 | $2,275,000 | $455,000 |
| 2022-10-26 | Deed $1,817,576 — from GRGS3 LLC to OZCELIK, BURC | $1,817,576 | |
| 2022-10-26 | Mortgage $1,428,000 — from OZCELIK, BURC to MERS | $1,428,000 | |
| 2022-10-24 | Deed $2,018,250 — from GRGS3 LLC to SERVIAT AS TRUSTEE, MATTHIEU; SYLVAIN GUGGER REVOCABLE TRUST; GUGGER AS TRUSTEE, SYLVAIN; | $2,018,250 | |
| 2022-10-24 | Mortgage $1,600,000 — from GUGGER AS TRUSTEE, SYLVAIN; SYLVAIN GUGGER REVOCABLE TRUST; SERVIAT AS TRUSTEE, MATTHIEU; to JPMORGAN CHASE BANK, N.A. | $1,600,000 | |
| 2022-10-14 | Deed $1,822,362 — from GRGS3 LLC to SHIRK, SUSAN L; THE POPKIN/SHIRK 2002 TRUST; POPKIN, SAMUEL L | $1,822,363 | |
| 2022-10-14 | Mortgage $1,412,000 — from THE POPKIN/SHIRK 2002 TRUST; SHIRK, SUSAN L; POPKIN, SAMUEL L to WELLS FARGO BANK, N.A. | $1,412,000 | |
| 2022-10-11 | Sold for $1,822,363 | $1,822,363 | $364,473 |
| 2022-10-06 | Sold for $2,018,250 | $2,018,250 | $403,650 |
| 2022-10-03 | Sold for $1,817,576 | $1,817,576 | $363,515 |
| 2022-09-30 | Deed $1,832,850 — from GRGS3 LLC to SULLIVAN, JONATHAN; BREEN, COURTNEY | $1,832,850 | |
| 2022-09-30 | Mortgage $1,440,000 — from BREEN, COURTNEY; SULLIVAN, JONATHAN to FIRST REPUBLIC BANK | $1,440,000 | |
| 2022-09-23 | Sold for $1,832,850 | $1,832,850 | $366,570 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2018 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2019 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2020 | 4 | 0 | 0 | 1 | 1 | 6 |
| 2021 | 11 | 1 | 2 | 0 | 0 | 14 |
| 2022 | 4 | 0 | 2 | 42 | 0 | 48 |
| 2023 | 0 | 2 | 4 | 1 | 0 | 7 |
| 2024 | 0 | 2 | 2 | 0 | 0 | 4 |
| 2025 | 0 | 1 | 1 | 0 | 0 | 2 |
| 2026 | 0 | 0 | 0 | 0 | 0 | 0 |
Every one of the 86 recorded events, 2016–2025, is laid out year by year in the full report (print-ready).
Explore: ZIP 11231 · Landlord rankings · How grades work · The map · The Mice Map