496 recorded events, 1970–2026, from 13 city data systems. The city's paper trail here is mostly 124 311 service requests, 118 HPD complaints, 74 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 66% 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 34.8. In ZIP 11206, 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 | 7 total — 0 class C (immediately hazardous), 6 class B, 1 class A. Oldest open since 2026-09-23. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2023–24: 2).
No bedbug-infested units reported in the last three years of filings.
22 service requests in the last three years. Most common: Noise (12) · UNSANITARY CONDITION (3) · HEAT/HOT WATER (2) · WATER LEAK (2) · ELECTRIC (1) · Panhandling (1).
$106,200 in permitted construction work filed since 2016 (3 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) |
| 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) | PARK AVENUE SUITES 523 LLC |
| Head officer | SAM HALBERSTAM |
| Managing agent | GUARDEUM MANAGEMENT LLC |
| Last registered | 2025-10-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $813,600 | $366,120 |
| 2026 | $976,000 | $439,200 |
| 2027 | $1,171,000 | $526,950 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
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 | Myrtle-Willoughby Avs — G · 500 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Myrtle Av / Marcy Av — B54 · 500 ft |
| Citi Bike | Marcy Ave & Hart St · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 023 Carter G. Woodson. 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.
523 Willoughby 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 |
22 311 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 GUARDEUM MANAGEMENT LLC — 18 buildings, 152 units. Grades across the portfolio: A3 · B5 · C3 · D3 · F4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1199 Boston Road | BX | 21 | F |
| 1195 Boston Road | BX | 20 | D |
| 346 Gates Avenue | BK | 16 | C |
| 471 Keap Street | BK | 13 | A |
| 711 East 215 Street | BX | 10 | B |
| 701 Van Siclen Avenue | BK | 10 | B |
| 159 Evergreen Avenue | BK | 8 | B |
| 163 Humboldt Street | BK | 8 | C |
| 523 Willoughby Avenue | BK | 8 | B |
| 163 South 1 Street | BK | 8 | A |
| 291 Cornelia Street | BK | 7 | C |
| 340 East 51 Street | BK | 6 | D |
| 1240 Putnam Avenue | BK | 3 | F |
| 896 Lafayette Avenue | BK | 3 | F |
| 2310 Bedford Avenue | BK | 3 | F |
| 385 Sumpter Street | BK | 3 | D |
| 387 Sumpter Street | BK | 3 | A |
| 1813 St Johns Place | BK | 2 | B |
Most recent mortgage recorded against this lot: $1,000,000 on 2019-12-04 (lender: Spencer Savings Bank, Sla). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2019-12-04 | Mortgage $1,000,000 — from PARK AVENUE SUITES 523 LLC to SPENCER SAVINGS BANK, SLA | $1,000,000 | |
| 2019-12-04 | Agreement $3,200,000 — from PARK AVENUE SUITES 523 LLC to SPENCER SAVINGS BANK, SLA | $3,200,000 | |
| 2019-12-04 | AL&R $3,200,000 — from PARK AVENUE SUITES 523 LLC to SPENCER SAVINGS BANK, SLA | $3,200,000 | |
| 2016-09-28 | Agreement $400,000 — from PARK AVENUE SUITES 523 LLC to S III CAPITAL GROUP LLC | $400,000 | |
| 2016-09-28 | Mortgage $1,800,000 — from PARK AVENUE SUITES 523 LLC to S III CAPITAL GROUP LLC | $1,800,000 | |
| 2016-09-28 | AL&R $1,800,000 — from PARK AVENUE SUITES 523 LLC to S III CAPITAL GROUP LLC | $1,800,000 | |
| 2016-09-28 | AL&R $400,000 — from PARK AVENUE SUITES 523 LLC to S III CAPITAL GROUP LLC | $400,000 | |
| 2015-06-29 | Deed $995,000 — from WILLOUGHBY PALACE LLC to PARK AVENUE SUITES 523 LLC | $995,000 | |
| 2014-08-28 | Deed $750,000 — from ARM 523 WILLOUGBY AVE LLC to WILLOUGHBY PALACE LLC | $750,000 | |
| 2013-06-10 | Deed $235,000 — from SPECTOR, LEONARD C REF to KINGS DEVELOPMENT GROUP CORP. | $235,000 | |
| 2007-04-17 | Mortgage $2,500,000 — from ADAR B REALTY LLC; 523 WILLOUGHBY AVENUE LLC; ATLANTIC LOFTS CORP.; DASKAL, ELIMELECH; DAS to CONG. KAHAL MINCHAS CHINUCH INC. | $2,500,000 | |
| 2006-08-07 | Mortgage $2,750,000 — from ADAR B. REALTY LLC; AV CHOCHOV LLC; 53 SPENCER REALTY LLC; 192 SCHAEFFER LLC; TEITELBAUM, to ELMAR ASSOCIATES LLC; MADISON PARK INVESTORS LLC | $2,750,000 | |
| 2006-02-07 | Deed $260,000 — from SECRETARY OF HOUSING AND URBAN DEVELOPME to LEICHTOG, LEIB | $260,000 | |
| 2005-11-14 | Mortgage $2,050,000 — from 523 WILLOUGHBY AVENUE LLC; ADAR B REALTY LLC to EDGE CAPITAL LLC | $2,050,000 | |
| 2005-11-14 | AL&R $2,050,000 — from EDGE CAPITAL LLC to 523 WILLOUGHBY AVENUE LLC; ADAR B REALTY LLC | $2,050,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 14 | 22 | 6 | 0 | 2 | 44 |
| 2018 | 9 | 6 | 5 | 4 | 3 | 27 |
| 2019 | 2 | 0 | 3 | 8 | 3 | 16 |
| 2020 | 0 | 0 | 8 | 0 | 4 | 12 |
| 2021 | 0 | 0 | 18 | 0 | 15 | 33 |
| 2022 | 0 | 2 | 8 | 0 | 3 | 13 |
| 2023 | 0 | 0 | 16 | 0 | 4 | 20 |
| 2024 | 0 | 0 | 7 | 0 | 2 | 9 |
| 2025 | 0 | 0 | 2 | 0 | 2 | 4 |
| 2026 | 0 | 0 | 26 | 0 | 1 | 27 |
Every one of the 496 recorded events, 1970–2026, is laid out year by year in the full report (print-ready).
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