428 recorded events, 1970–2026, from 15 city data systems. The city's paper trail here is mostly 215 311 service requests, 50 HPD complaints, 41 ACRIS deeds & mortgages.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 86% 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 129.5. In ZIP 11221, 43% of residential buildings hold an A and 17% 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 | 6 total — 1 class C (immediately hazardous), 3 class B, 2 class A. Oldest open since 2025-05-21. |
status snapshot refreshed weekly from HPD records
14 heat or hot-water complaints in the last three years (winter 2025–26: 8).
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.
30 service requests in the last three years. Most common: Noise (13) · HEAT/HOT WATER (7) · APPLIANCE (2) · Derelict Vehicles (2) · Illegal Parking (2) · Dirty Condition (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.
| No | Built before 1974 (2012) |
| Yes | Six or more residential units (8) |
| 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) | Madison/Putnam housing DEV.FUND CO.,INC. |
| Head officer | AARON GRAF |
| Managing agent | THE WAVECREST MNGT TEAM |
| Last registered | 2026-02-10 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,329,000 | $598,050 |
| 2026 | $1,595,000 | $717,750 |
| 2027 | $1,914,000 | $861,300 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
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 | Gates Av — J Z · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / Madison St — Q24 · 250 ft |
| Citi Bike | Broadway & Madison St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 309 The George E. Wibecan Preparatory Academy. 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.
1013 Putnam 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 |
30 311 service requests from this address in the last three years — 7 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 WAVECREST MGMT GROUP — 362 buildings, 31,199 units. Grades across the portfolio: A86 · B145 · C84 · D33 · F13. See the whole portfolio
showing 60 of 362 buildings
Most recent mortgage recorded against this lot: $1,741,721 on 2013-07-03 (lender: The Community Preservation Corporation), covering 7 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 |
|---|---|---|---|
| 2013-07-03 | Agreement $1,724,594 — from MADISON/PUTNAM HOUSING DEV. FUND COMPANY; MADISON/PUTNAM SPONSOR LLC to THE CITY OF NEW YORK | $1,724,594 | |
| 2013-07-03 | AL&R $1,741,721 — from MADISON/PUTNAM SPONSOR LLC; MADISON/PUTNAM HOUSING DEV. FUND COMPANY to THE COMMUNITY PRESERVATION CORPORATION | $1,741,721 | |
| 2013-07-03 | Mortgage $1,741,721 — from MADISON/PUTNAM HOUSING DEV. FUND COMPANY; MADISON/PUTNAM SPONSOR LLC to THE COMMUNITY PRESERVATION CORPORATION | $1,741,721 | |
| 2010-06-29 | AL&R $1,741,721 — from MADISON/PUTNAM HOUSING DEV. FUND COMPANY; MADISON/PUTNAM SPONSOR LLC to PNC BANK, NATIONAL ASSOCIATION | $1,741,721 | |
| 2010-06-29 | Mortgage $1,741,721 — from MADISON/PUTNAM SPONSOR LLC; MADISON/PUTNAM HOUSING DEV. FUND COMPANY to PNC BANK, NATIONAL ASSOCIATION | $1,741,721 | |
| 2010-06-29 | Mortgage $1,817,958 — from MADISON/PUTNAM SPONSOR LLC; MADISON/PUTNAM HOUSING DEV. FUND COMPANY to PNC BANK, NATIONAL ASSOCIATION | $1,817,958 | |
| 2010-06-29 | Mortgage $1,249,993 — from MADISON/PUTNAM HOUSING DEV. FUND COMPANY; MADISON/PUTNAM SPONSOR LLC to THE CITY OF NEW YORK | $1,249,993 | |
| 2010-06-29 | Mortgage $8,247,520 — from MADISON/PUTNAM HOUSING DEV. FUND COMPANY; MADISON/PUTNAM SPONSOR LLC to PNC BANK, NATIONAL ASSOCIATION | $8,247,520 |
| Year | Enforcement | Housing & tenants | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 0 | 23 | 0 | 23 |
| 2018 | 0 | 29 | 3 | 32 |
| 2019 | 2 | 43 | 3 | 48 |
| 2020 | 0 | 50 | 0 | 50 |
| 2021 | 0 | 21 | 0 | 21 |
| 2022 | 0 | 16 | 3 | 19 |
| 2023 | 10 | 30 | 10 | 50 |
| 2024 | 1 | 6 | 9 | 16 |
| 2025 | 0 | 28 | 4 | 32 |
| 2026 | 2 | 27 | 4 | 33 |
Every one of the 428 recorded events, 1970–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11221 · Landlord rankings · How grades work · The map · The Mice Map