810 recorded events, 1973–2026, from 15 city data systems. The city's paper trail here is mostly 465 HPD complaints, 104 311 service requests, 51 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 60% 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 25.6. In ZIP 11233, 51% of residential buildings hold an A and 14% grade D or F. How grades work
Among 46,798 6-24-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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
8 service requests in the last three years. Most common: Sidewalk Condition (2) · Sewer (2) · Dead Animal (1) · Rodent (1) · Illegal Tree Damage (1) · Illegal Parking (1).
$8,000 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 (1910) |
| 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) | 863 Hancock LLC |
| Head officer | Sam Rubin |
| Managing agent | Frontgate Management |
| Last registered | 2025-12-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,902,000 | $855,900 |
| 2026 | $2,124,000 | $955,800 |
| 2027 | $2,476,000 | $1,114,200 |
The city's market estimate has risen 30% 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 | Halsey St — J · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none Gates Av — J Z · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Halsey St / Howard Av — B26 · 350 ft |
| Citi Bike | Macon St & Howard Ave · 650 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 005 Dr. Ronald McNair. 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.
863 Hancock 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 |
8 311 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 FRONTGATE MANAGEMENT — 77 buildings, 1,379 units. Grades across the portfolio: A25 · B31 · C10 · D5 · F5. See the whole portfolio
showing 60 of 77 buildings
Most recent mortgage recorded against this lot: $231,582 on 2026-04-13 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-04-13 | Agreement $1,800,000 — from 863 HANCOCK NY LLC to JPMORGAN CHASE BANK, N.A. | $1,800,000 | |
| 2026-04-13 | Mortgage $231,582 — from 863 HANCOCK NY LLC to JPMORGAN CHASE BANK, N.A. | $231,582 | |
| 2021-03-10 | AL&R $1,750,000 — from 863 HANCOCK NY LLC to NEW YORK COMMUNITY BANK | $1,750,000 | |
| 2021-03-10 | Agreement $1,750,000 — from 863 HANCOCK NY LLC to NEW YORK COMMUNITY BANK | $1,750,000 | |
| 2021-02-12 | Mortgage $609,500 — from 863 HANCOCK NY LLC to NEW YORK COMMUNITY BANK | $609,500 | |
| 2020-10-26 | Agreement $1,140,500 — from 863 HANCOCK NY LLC to CONVENTUS LLC | $1,140,500 | |
| 2020-10-26 | Mortgage $230,967 — from 863 HANCOCK NY LLC to CONVENTUS LLC | $230,967 | |
| 2010-06-16 | AL&R $1,100,000 — from J. GOLT CORP. to CAPITAL ONE, N.A. | $1,100,000 | |
| 2010-06-16 | Agreement $1,100,000 — from J. GOLT CORP. to CAPITAL ONE, N.A. | $1,100,000 | |
| 2010-06-16 | Mortgage $700,000 — from J. GOLT CORP. to CAPITAL ONE, N.A. | $700,000 | |
| 2007-08-08 | Mortgage $300,000 — from 374 SOUTH REALTY CORP.; RUBIN, ABRAHAM; RUBIN, LIPA; J GOLT CORP.; 45 BROADWAY NY LLC to JAY KIMMEL, AS NOMINEE | $300,000 | |
| 2004-11-30 | Mortgage $472,500 — from 863 HANCOCK LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA | $472,500 | |
| 2004-11-30 | AL&R $472,500 — from ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA to 863 HANCOCK LLC | $472,500 | |
| 2004-08-11 | Deed $546,937 — from SHEPARD, ABBAAS to BANK ONE NATIONAL ASSOCIATION, AS TRUSTE | $546,937 | |
| 2004-08-11 | Deed $420,000 — from BANK ONE, NATIONAL ASSOCIATION, AS TRUST to 863 HANCOCK LLC | $420,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 3 | 0 | 0 | 4 |
| 2018 | 0 | 1 | 5 | 0 | 0 | 6 |
| 2019 | 0 | 2 | 3 | 0 | 0 | 5 |
| 2020 | 2 | 0 | 9 | 6 | 0 | 17 |
| 2021 | 0 | 5 | 7 | 5 | 0 | 17 |
| 2022 | 0 | 0 | 2 | 0 | 1 | 3 |
| 2023 | 0 | 5 | 2 | 0 | 0 | 7 |
| 2024 | 0 | 2 | 4 | 0 | 1 | 7 |
| 2025 | 0 | 1 | 7 | 0 | 15 | 23 |
| 2026 | 0 | 0 | 1 | 4 | 6 | 11 |
Every one of the 810 recorded events, 1973–2026, 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