114 recorded events, 1973–2026, from 7 city data systems. The city's paper trail here is mostly 41 311 service requests, 20 ACRIS deeds & mortgages, 15 DOB 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 11215, 70% of residential buildings hold an A and 4% 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 | 5 total — 1 class C (immediately hazardous), 2 class B, 2 class A. Oldest open since 2025-06-11. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2025–26: 4).
No bedbug-infested units reported in the last three years of filings.
5 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Rodent (1) · Illegal Tree Damage (1) · Smoking or Vaping (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1887) |
| Yes | Six or more residential units (8) |
| 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) | 896 UNION STREET REALTY LLC |
| Head officer | GEORGE KOTSONIS |
| Managing agent | KOTSONIS ORGANIZATION LLC |
| Last registered | 2025-10-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,672,000 | $1,202,400 |
| 2026 | $2,138,000 | $962,100 |
| 2027 | $2,165,000 | $974,250 |
The city's market estimate has fallen 19% 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 | Grand Army Plaza — 2 3 · 800 ft straight-line (about a 4-minute walk) · station accessibility: none 7 Av — B Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Grand Army Plaza / Flatbush Av — B41 · 600 ft |
| Citi Bike | Grand Army Plaza & Plaza St West · 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.
896 Union 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 |
5 311 service requests from this address in the last three years — 2 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 KOTSONIS ORGANIZATION LLC. — 27 buildings, 239 units. Grades across the portfolio: A20 · B6 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 94 Prospect Park West | BK | 30 | A |
| 594 6 Street | BK | 16 | B |
| 101 Prospect Park West | BK | 10 | A |
| 767 Union Street | BK | 10 | A |
| 549 Bergen Street | BK | 10 | B |
| 770 Union Street | BK | 9 | B |
| 886 Union Street | BK | 9 | B |
| 392 Prospect Avenue | BK | 8 | A |
| 693 Union Street | BK | 8 | A |
| 873 Union Street | BK | 8 | A |
| 845 President Street | BK | 8 | A |
| 195 5 Avenue | BK | 8 | A |
| 896 Union Street | BK | 8 | B |
| 768 Union Street | BK | 8 | A |
| 298 1 Street | BK | 8 | A |
| 898 Union Street | BK | 8 | B |
| 664 6 Avenue | BK | 8 | A |
| 695 Union Street | BK | 8 | A |
| 800 President Street | BK | 8 | A |
| 134 29 Street | BK | 8 | A |
| 832 Union Street | BK | 7 | A |
| 74 Douglass Street | BK | 7 | A |
| 248 5 Avenue | BK | 7 | A |
| 21 Sterling Place | BK | 6 | A |
| 633 10 Street | BK | 6 | A |
| 287 19 Street | BK | 5 | A |
| 287 6 Avenue | BK | 3 | C |
Most recent mortgage recorded against this lot: $901,364 on 2017-09-08 (lender: Dime Community Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2017-09-08 | SMTG $1,498,635 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK | $1,498,635 | |
| 2017-09-08 | AL&R $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK | $2,400,000 | |
| 2017-09-08 | Agreement $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK | $2,400,000 | |
| 2017-09-08 | Mortgage $901,365 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK | $901,365 | |
| 2017-09-07 | Agreement $3,943,777 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK | $3,943,777 | |
| 2012-11-19 | Agreement $4,375,000 — from 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK | $4,375,000 | |
| 2012-11-19 | AL&R $4,375,000 — from 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC to INVESTORS BANK | $4,375,000 | |
| 2012-11-19 | Mortgage $1,044,468 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK | $1,044,468 | |
| 2008-07-29 | Mortgage $3,500,000 — from 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK | $3,500,000 | |
| 2008-07-17 | Deed $1,366,000 — from JOHN SCHOFI, AS EXECUTOR; THE ESTATE OF ALICE MERHIGE to 896 UNION STREET REALTY LLC | $1,366,000 | |
| 2008-07-17 | Mortgage $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK | $993,750 | |
| 2008-07-17 | AL&R $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK | $993,750 |
| Year | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 10 | 7 | 5 | 22 |
| 2018 | 5 | 0 | 2 | 7 |
| 2019 | 0 | 0 | 0 | 0 |
| 2020 | 1 | 0 | 0 | 1 |
| 2021 | 3 | 0 | 0 | 3 |
| 2022 | 8 | 0 | 0 | 8 |
| 2023 | 5 | 0 | 0 | 5 |
| 2024 | 2 | 0 | 2 | 4 |
| 2025 | 10 | 0 | 0 | 10 |
| 2026 | 1 | 0 | 0 | 1 |
Every one of the 114 recorded events, 1973–2026, is laid out year by year in the full report (print-ready).
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