379 recorded events, 1993–2026, from 19 city data systems. The city's paper trail here is mostly 141 ACRIS deeds & mortgages, 58 HPD housing violations, 51 311 service requests.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 87% 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 141.3. In ZIP 11217, 60% of residential buildings hold an A and 6% 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 | 9 total — 3 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2025-05-05. |
| Active vacate order | 5 unit(s) under an unrescinded HPD vacate order |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$6,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
13 service requests in the last three years. Most common: Illegal Parking (4) · Curb Condition (2) · Abandoned Vehicle (2) · Noise (1) · Street Condition (1) · Lead (1).
$675,900 in permitted construction work filed since 2016 (14 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 (1920) |
| Yes | Six or more residential units (16) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 118 STERLING PLACE CONDOMINIUM |
| Head officer | ADAM C GANSER |
| Managing agent | CHOICE NY MANAGEMENT |
| Last registered | 2024-08-15 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $0 | $0 |
| 2026 | $204,525 | $92,036 |
| 2027 | $166,953 | $75,129 |
Tax exemptions on the roll: J51
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $535,395 a year ($36.09 per sq ft), operating expenses $187,366 ($12.63 per sq ft), net operating income $348,029. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
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 | 7 Av — B Q · 500 ft straight-line (about a 3-minute walk) · station accessibility: none Grand Army Plaza — 2 3 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 7 Av / Sterling Pl — B69 · 250 ft |
| Citi Bike | 7 Ave & Park Pl · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 282 Park Slope. 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.
118 Sterling Place
| 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 |
13 311 service requests from this address in the last three years.
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 CHOICE NY MANAGEMENT — 237 buildings, 6,810 units. Grades across the portfolio: A151 · B39 · C30 · D12 · F1. See the whole portfolio
showing 60 of 237 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-01-07 | Deed $879,000 — from VAN NORMAN, MARY RUTH to SORAYA INVESTMENTS LLC | $879,000 | |
| 2024-12-16 | Sold for $879,000 | $879,000 | $54,938 |
| 2024-07-12 | Deed $965,000 — from GRANT, JAIMIE; BISNO, AMY to TSO, CHRISTINE HSIEN-MEI; TSO, KATHRYN ANN | $965,000 | |
| 2024-07-09 | Sold for $965,000 | $965,000 | $60,313 |
| 2022-09-27 | Deed $667,500 — from RSP UAP-4 PROPERTY LLC to SARDO, ALEXANDRA; CAMMAROTA, JENNIFER | $667,500 | |
| 2022-09-27 | Mortgage $600,750 — from CAMMAROTA, JENNIFER; SARDO, ALEXANDRA to MERS; UNITED WHOLESALE MORTGAGE, LLC | $600,750 | |
| 2022-09-22 | Sold for $667,500 | $667,500 | $41,719 |
| 2022-07-11 | Deed $795,000 — from OLLINGER, KALINA; MAZUR, KALINA to VOLOZH, TIMOFEY | $795,000 | |
| 2022-06-27 | Sold for $795,000 | $795,000 | $49,688 |
| 2022-05-20 | Mortgage $106,467 — from PIRO, MARISSA; NATH, ARINDAM to TD BANK NA | $106,467 | |
| 2021-08-06 | Deed $975,000 — from RSP UAP-4 PROPERTY LLC to OH, JUNG-HEE; APOSTOL, CECIL | $975,000 | |
| 2021-08-06 | Mortgage $780,000 — from APOSTOL, CECIL; OH, JUNG-HEE to WELLS FARGO BANK, N.A. | $780,000 | |
| 2021-07-14 | Sold for $975,000 | $975,000 | $60,938 |
| 2021-04-08 | Mortgage $616,000 — from MORIYA, TAKESHI; KIM, SENGYUN to CITIZENS BANK, N.A. | $616,000 | |
| 2021-04-08 | Deed $770,000 — from GANSER, ADAM to KIM, SENGYUN; MORIYA, TAKESHI | $770,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 8 | 7 | 1 | 16 |
| 2018 | 0 | 0 | 2 | 19 | 1 | 22 |
| 2019 | 0 | 0 | 21 | 7 | 1 | 29 |
| 2020 | 4 | 0 | 7 | 3 | 1 | 15 |
| 2021 | 0 | 0 | 16 | 15 | 1 | 32 |
| 2022 | 0 | 1 | 10 | 9 | 2 | 22 |
| 2023 | 0 | 0 | 3 | 2 | 1 | 6 |
| 2024 | 0 | 1 | 4 | 7 | 1 | 13 |
| 2025 | 5 | 8 | 29 | 3 | 3 | 48 |
| 2026 | 21 | 0 | 7 | 2 | 1 | 31 |
Every one of the 379 recorded events, 1993–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11217 · Landlord rankings · How grades work · The map · The Mice Map