156 recorded events, 1969–2026, from 13 city data systems. The city's paper trail here is mostly 50 311 service requests, 31 ACRIS deeds & mortgages, 23 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% 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 21. In ZIP 11215, 70% of residential buildings hold an A and 4% 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.
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
5 service requests in the last three years. Most common: UNSANITARY CONDITION (1) · Missed Collection (1) · HEAT/HOT WATER (1) · Curb Condition (1) · Lead (1).
$50,000 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 (1920) |
| No | Six or more residential units (4) |
| 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) | 116 GARFIELD PLACE LLC |
| Head officer | LOUIS A KESSEL |
| Managing agent | NEW YORK CITY MANAGEMENT |
| Last registered | 2026-07-30 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,314,000 | $1,491,300 |
| 2026 | $3,448,000 | $1,551,600 |
| 2027 | $2,758,000 | $1,241,100 |
The city's market estimate has fallen 17% between tax years 2025 and 2027.
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 | Union St — R · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none 7 Av — F G · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 5 Av / Garfield Pl — B63 · 550 ft |
| Citi Bike | 1 St & 6 Ave · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 321 William Penn. 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.
116 Garfield 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 |
5 311 service requests from this address in the last three years — 1 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 NEW YORK CITY MANAGEMENT — 15 buildings, 250 units. Grades across the portfolio: A4 · B5 · C3 · D3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 200 Linden Boulevard | BK | 69 | A |
| 1320 Fulton Avenue | BX | 33 | B |
| 49 Prince Street | MN | 27 | A |
| 755 9 Avenue | MN | 20 | B |
| 336 West 17 Street | MN | 16 | B |
| 311 West 21 Street | MN | 15 | A |
| 1437 Amsterdam Avenue | MN | 13 | D |
| 514 West 169 Street | MN | 10 | C |
| 267 Flatbush Avenue | BK | 9 | B |
| 2181 3 Avenue | MN | 8 | D |
| 515 West 169 Street | MN | 8 | A |
| 426 Clinton Street | BK | 8 | C |
| 1821 Cornelia Street | QN | 6 | B |
| 101 West 27 Street | MN | 4 | D |
| 116 Garfield Place | BK | 4 | C |
Most recent mortgage recorded against this lot: $26,423 on 2022-03-28 (lender: Equity Now, INC) (recorded via MERS). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-03-28 | M&CON $26,423 — from KESSEL, LOUIS to EQUITY NOW, INC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $26,423 | |
| 2022-03-28 | Mortgage $26,423 — from KESSEL, LOUIS to EQUITY NOW, INC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $26,423 | |
| 2014-07-21 | Mortgage $801,950 — from KESSEL, LOUIS A to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $801,950 | |
| 2012-08-14 | Mortgage $270,000 — from KESSEL, LOUIS A to MERS INC | $270,000 | |
| 2003-09-15 | Mortgage $448,819 — from KESSEL, LOUIS A to WELLS FARGO BANK N.A. | $448,819 | |
| 2003-07-29 | Agreement $508,506 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE , INC | $508,506 | |
| 2003-07-29 | Mortgage $9,494 — from KESSEL, LOUIS A | $9,494 | |
| 2001-05-21 | Mortgage $97,914 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE INC | $97,914 | |
| 1997-11-06 | Mortgage $448,000 — from KESSEL, LOUIS A to CHASE MANHATTAN BANK | $448,000 |
| Year | Construction | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 30 | 0 | 2 | 33 |
| 2018 | 0 | 7 | 1 | 2 | 10 |
| 2019 | 0 | 4 | 0 | 0 | 4 |
| 2020 | 0 | 4 | 0 | 0 | 4 |
| 2021 | 0 | 5 | 0 | 0 | 5 |
| 2022 | 0 | 2 | 5 | 0 | 7 |
| 2023 | 0 | 1 | 0 | 0 | 1 |
| 2024 | 0 | 2 | 0 | 0 | 2 |
| 2025 | 0 | 6 | 0 | 0 | 6 |
| 2026 | 0 | 3 | 0 | 0 | 3 |
Every one of the 156 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11215 · Landlord rankings · How grades work · The map · The Mice Map