174 recorded events, 1971–2026, from 14 city data systems. The city's paper trail here is mostly 65 311 service requests, 31 ACRIS deeds & mortgages, 21 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 337.7. In ZIP 11233, 51% of residential buildings hold an A and 14% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 7 total — 5 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2023-12-14. |
status snapshot refreshed weekly from HPD records
42 heat or hot-water complaints in the last three years (winter 2023–24: 38 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
43 service requests in the last three years. Most common: HEAT/HOT WATER (19) · Damaged Tree (14) · New Tree Request (1) · Dirty Condition (1) · Wood Pile Remaining (1) · Rodent (1).
$182,000 in permitted construction work filed since 2016 (9 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.
| No | Built before 1974 (1992) |
| No | Six or more residential units (3) |
| No | 421-a / J-51 tax benefit on the current tax roll |
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | NYC PACT PRESERVATION PARTNERS LLC |
| Head officer | KERRY KRAMER |
| Managing agent | FAIRSTEAD MANAGEMENT |
| Last registered | 2025-08-25 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $964,000 | $57,840 |
| 2026 | $826,000 | $49,560 |
| 2027 | $834,000 | $50,040 |
The city's market estimate has fallen 13% between tax years 2025 and 2027.
Tax exemptions on the roll: NYC HOUSING AUTH
| 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 | Sutter Av-Rutland Rd — 3 · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none Ralph Av — C · 0.5 mi straight-line (about a 14-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Ralph Av / Sterling Pl — B47 · 600 ft |
| Citi Bike | St Johns Pl & Howard Ave · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 191 Paul Robeson. 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.
496 Howard 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 |
43 311 service requests from this address in the last three years — 19 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 FAIRSTEAD MANAGEMENT — 207 buildings, 6,649 units. Grades across the portfolio: A51 · B80 · C51 · D16 · F6. See the whole portfolio
showing 60 of 207 buildings
Most recent mortgage recorded against this lot: $34,000,000 on 2023-12-14 (lender: New York City Housing Authority), covering 154 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 |
|---|---|---|---|
| 2023-12-14 | MLEA $23,258,391 — from NEW YORK CITY HOUSING AUTHORITY to REID PARK ROCK HOUSING DEVELOPMENT FUND; NYC PACT PRESERVATION PARTNERS LLC | $23,258,391 | |
| 2023-12-14 | Mortgage $181,723,673 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to MERCHANTS CAPITAL CORP | $181,723,673 | |
| 2023-12-14 | Mortgage $166,276,327 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to MERCHANTS CAPITAL CORP | $166,276,327 | |
| 2023-12-14 | Mortgage $249,509,952 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT FUND C | $249,509,952 | |
| 2023-12-14 | Mortgage $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY | $34,000,000 | |
| 1992-01-29 | Mortgage $78,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP | $78,000 | |
| 1992-01-29 | Mortgage $392,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP | $392,000 | |
| 1992-01-13 | Mortgage $12,200,000 — from COLUMBUS AVE HSNG SYSTEM to CHASE COMM DVLP CORP | $12,200,000 | |
| 1984-11-19 | Mortgage $14,680 — from PEREZ, JOSE to CENTRAL FEDERAL SAVINGS | $14,680 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2018 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2019 | 0 | 3 | 4 | 0 | 0 | 7 |
| 2020 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2021 | 0 | 2 | 1 | 0 | 0 | 3 |
| 2022 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2023 | 0 | 0 | 45 | 17 | 3 | 65 |
| 2024 | 7 | 0 | 27 | 0 | 3 | 37 |
| 2025 | 9 | 3 | 13 | 0 | 3 | 28 |
| 2026 | 3 | 0 | 3 | 0 | 0 | 6 |
Every one of the 174 recorded events, 1971–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11233 · Landlord rankings · How grades work · The map · The Mice Map