335 recorded events, 1986–2026, from 14 city data systems. The city's paper trail here is mostly 95 311 service requests, 75 HPD complaints, 54 rodent inspections.
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 596. In ZIP 11206, 43% of residential buildings hold an A and 17% 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 | 22 total — 13 class C (immediately hazardous), 5 class B, 4 class A. Oldest open since 2023-06-06. |
status snapshot refreshed weekly from HPD records
47 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 23 · winter 2025–26: 20). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
39 service requests in the last three years. Most common: HEAT/HOT WATER (21) · Illegal Parking (4) · Noise (4) · APPLIANCE (3) · Rodent (2) · UNSANITARY CONDITION (2).
$305,152 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 (1899) |
| No | Six or more residential units (3) |
| 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) | SKIPP TO MY LILLY LLC |
| Head officer | DAVID KRAMER |
| Managing agent | LISA MANAGEMENT INC. |
| Last registered | 2025-09-12 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,574,000 | $94,440 |
| 2026 | $1,993,000 | $119,580 |
| 2027 | $2,275,000 | $136,500 |
The city's market estimate has risen 45% 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 | Flushing Av — J M · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: full Myrtle Av — J M Z · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Marcus Garvey Blvd / Willoughby Av — B15 · 400 ft |
| Citi Bike | Throop Ave & Myrtle Ave · 700 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Brighter Choice Community School. 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.
685 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 |
39 311 service requests from this address in the last three years — 21 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 LISA MANAGEMENT INC. — 77 buildings, 2,719 units. Grades across the portfolio: A18 · B20 · C21 · D14 · F4. See the whole portfolio
showing 60 of 77 buildings
Most recent mortgage recorded against this lot: $2,270,000 on 2022-07-22 (lender: New York City Housing Development Corporation), covering 46 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 |
|---|---|---|---|
| 2022-07-22 | Mortgage $2,270,000 — from BEC CONTINUUM HOUSING DEVELOPMENT FUND C; BEC CONTINUUM OWNER LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $2,270,000 | |
| 2017-07-27 | Agreement $1,890,584 — from MYRTLE V. WILLOUGHBY ASSOCIATES, L.P. to THE CITY OF NEW YORK DEPARTMENT OF HOUSI | $1,890,584 | |
| 2017-07-27 | Mortgage $38,250,920 — from BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC; BEC CONTINUUM HOUSING DEVELOPMENT FUND C to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $38,250,920 | |
| 2017-07-27 | Mortgage $8,314,080 — from BEC CONTINUUM HOUSING DEVELOPMENT FUND C; 19 PATCHEN GP LLC; BEC CONTINUUM OWNER LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $8,314,080 | |
| 2017-07-27 | Deed $1,898,148 — from MYRTLE V. WILLOUGHBY ASSOCIATES, L.P. to BEC CONTINUUM HOUSING DEVELOPMENT FUND C | $1,898,148 | |
| 2017-07-27 | Mortgage $11,184,835 — from BEC CONTINUUM OWNER LLC; BEC CONTINUUM HOUSING DEVELOPMENT FUND C; 19 PATCHEN GP LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $11,184,835 | |
| 2017-07-27 | Mortgage $1,768,611 — from MYRTLE V. WILLOUGHBY ASSOCIATES, L.P. to THE CITY OF NEW YORK DEPARTMENT OF HOUSI | $1,768,611 | |
| 2017-07-27 | Mortgage $5,400,000 — from 19 PATCHEN GP LLC; BEC CONTINUUM OWNER LLC; BEC CONTINUUM HOUSING DEVELOPMENT FUND C to BEC CONTINUUM MANAGER LLC | $5,400,000 | |
| 2017-07-27 | Mortgage $225,000 — from BEC CONTINUUM HOUSING DEVELOPMENT FUND C; BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC to BEC CONTINUUM MANAGER LLC | $225,000 | |
| 2017-07-27 | Agreement $1,176,232 — from NEW YORK STATE DIVISION OF HOUSING AND to BEC CONTINUUM HOUSING DEVELOPMENT FUND C; BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC | $1,176,232 | |
| 2017-07-27 | Agreement $7,859,762 — from BEC CONTINUUM HOUSING DEVELOPMENT; BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC to THE CITY OF NEW YORK DEPARTMENT OF HOUSI | $7,859,762 | |
| 2017-07-27 | Mortgage $14,941,911 — from BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC; BEC CONTINUUM HOUSING DEVELOPMENT to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $14,941,911 | |
| 2017-07-27 | Mortgage $7,692,865 — from BEC CONTINUUM OWNER LLC; 19 PATCHEN GP LLC; BEC CONTINUUM HOUSING DEVELOPMENT FUND C to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $7,692,865 | |
| 1994-01-14 | Mortgage $1,894,718 — from MYRTLE V WILLOUGHBYASSOCIATES L P to 1101 | $1,894,718 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 0 | 3 | 20 | 4 | 31 |
| 2018 | 1 | 0 | 20 | 0 | 4 | 25 |
| 2019 | 0 | 0 | 28 | 0 | 8 | 36 |
| 2020 | 0 | 0 | 15 | 0 | 1 | 16 |
| 2021 | 0 | 0 | 4 | 0 | 7 | 11 |
| 2022 | 0 | 0 | 1 | 7 | 2 | 10 |
| 2023 | 0 | 0 | 36 | 1 | 11 | 48 |
| 2024 | 0 | 0 | 45 | 0 | 7 | 52 |
| 2025 | 0 | 0 | 27 | 0 | 7 | 34 |
| 2026 | 0 | 1 | 26 | 0 | 1 | 28 |
Every one of the 335 recorded events, 1986–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11206 · Landlord rankings · How grades work · The map · The Mice Map