256 recorded events, 1973–2026, from 15 city data systems. The city's paper trail here is mostly 67 HPD complaints, 65 HPD housing violations, 44 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 97.3. 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
| Open HPD violations | 33 total — 16 class C (immediately hazardous), 14 class B, 3 class A. Oldest open since 2006-11-16. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years (winter 2024–25: 2).
No bedbug-infested units reported in the last three years of filings.
18 service requests in the last three years. Most common: UNSANITARY CONDITION (6) · PAINT/PLASTER (4) · FLOORING/STAIRS (2) · WATER LEAK (2) · HEAT/HOT WATER (1) · PLUMBING (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 (1907) |
| Yes | Six or more residential units (6) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | MACBAIN DEV LLC |
| Head officer | CHERYL IGHODARO |
| Managing agent | PRECISE REAL ESTATE MANAGEMENT INC |
| Last registered | 2025-08-31 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $727,200 | $327,240 |
| 2026 | $873,000 | $392,850 |
| 2027 | $1,048,000 | $471,600 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
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 | Rockaway Av — C · 750 ft straight-line (about a 4-minute walk) · station accessibility: none Chauncey St — J Z · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Rockaway Av / MacDougal St — B60 · 550 ft |
| Citi Bike | MacDougal St & Rockaway Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Elementary schools in this district are not zoned. 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.
276 Mac Dougal 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 |
18 311 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 PRECISE REAL ESTATE MANAGEMENT INC — 63 buildings, 382 units. Grades across the portfolio: A4 · B14 · C19 · D15 · F11. See the whole portfolio
showing 60 of 63 buildings
Most recent mortgage recorded against this lot: $5,603,877 on 2006-10-06 (lender: United States Department Of Housing), covering 9 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 |
|---|---|---|---|
| 2015-08-07 | Agreement $703,203 — from MACBAIN DEVELOPMENT, LLC to THE COMMUNITY PRESERVATION CORPORATION | $703,203 | |
| 2015-08-07 | AL&R $703,203 — from MACBAIN DEVELOPMENT, LLC to THE COMMUNITY PRESERVATION CORPORATION | $703,203 | |
| 2006-10-06 | AL&R $5,603,877 — from SECRETARY OF HOUSING AND URBAN DEVELOPME to MACBAIN DEVELOPMENT LLC | $5,603,877 | |
| 2006-10-06 | Mortgage $702,806 — from MACBAIN DEVELOPMENT LLC to BPD BANK | $702,806 | |
| 2006-10-06 | Mortgage $5,603,877 — from MACBAIN DEVELOPMENT LLC to UNITED STATES DEPARTMENT OF HOUSING | $5,603,877 | |
| 1999-02-19 | Mortgage $234,900 — from HELPLINE SOUL RESCUEMINISTRY INC to MORTGAGE LENDING OFAMERICA INC | $234,900 | |
| 1997-08-27 | Mortgage $96,000 — from COLBERT, WILLIAM to RESIDENTIAL MONEY CENTERS INC | $96,000 | |
| 1997-01-02 | Mortgage $280,500 — from COLBERT, WILLIAM to NORTHEASTERN MORTGAGE INVESTMENT CORP | $280,500 | |
| 1996-03-26 | Mortgage $55,000 — from COLBERT, WILLIAM to NORTHEASTERN MORTGAGE INVESTMENT CORP | $55,000 | |
| 1991-02-06 | Mortgage $10,000 — from STERLING MCDOUGAL CORP to MULLALLY, MARY; MADERA, JOSE | $10,000 | |
| 1988-05-16 | Mortgage $40,000 — from 276 MC DOUGAL ST CORP to LEASE REVIEW CORP | $40,000 |
| Year | Housing & tenants | Health & systems | Total |
|---|---|---|---|
| 2017 | 1 | 1 | 2 |
| 2018 | 3 | 1 | 4 |
| 2019 | 31 | 0 | 31 |
| 2020 | 3 | 1 | 4 |
| 2021 | 2 | 0 | 2 |
| 2022 | 5 | 0 | 5 |
| 2023 | 0 | 0 | 0 |
| 2024 | 10 | 0 | 10 |
| 2025 | 47 | 0 | 47 |
| 2026 | 2 | 0 | 2 |
Every one of the 256 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