1,552 recorded events, 2003–2026, from 17 city data systems. The city's paper trail here is mostly 1,167 ACRIS deeds & mortgages, 169 311 service requests, 45 DOF property sales.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 79% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 3. In ZIP 11249, 60% of residential buildings hold an A and 7% grade D or F. How grades work
Among 17,252 25-99-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.
10 heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$625 in enforcement penalties imposed (ECB/OATH) in the last three years.
53 service requests in the last three years. Most common: Noise (13) · PLUMBING (9) · HEAT/HOT WATER (5) · Water System (5) · Illegal Parking (4) · Consumer Complaint (2).
$642,225 in permitted construction work filed since 2016 (4 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.
| No | Built before 1974 (2003) |
| Yes | Six or more residential units (75) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 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) | SCHAEFER LANDING SOUTH CONDO |
| Head officer | Brauck Wesley |
| Managing agent | HALSTEAD MANAGEMENT CO. |
| Last registered | 2025-07-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $306,883 | $138,097 |
| 2026 | $369,145 | $166,115 |
| 2027 | $470,622 | $211,780 |
The city's market estimate has risen 53% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $3,174,971 a year ($30.81 per sq ft), operating expenses $775,967 ($7.53 per sq ft), net operating income $2,399,004. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 1/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
Inside the 2007 FEMA floodplain but outside the 2015 preliminary update — worth checking against current FEMA maps.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
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 | Marcy Av — J M Z · 0.5 mi straight-line (about a 14-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Division Av / Wythe Av — B67 · 850 ft |
| Citi Bike | Kent Ave & S 10 St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 016 Leonard Dunkly. 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.
446 Kent 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 |
53 311 service requests from this address in the last three years — 5 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 HALSTEAD MANAGEMENT CO. — 190 buildings, 17,333 units. Grades across the portfolio: A172 · B10 · C4. See the whole portfolio
showing 60 of 190 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-18 | Mortgage $530,000 — from SERENY AS TRUSTEE, PETER; THE PETER SERENY TRUST DATED 10/02/20002 to NEW AMERICAN FUNDING, LLC.; MERS, INC. | $530,000 | |
| 2026-09-11 | Agreement $970,000 — from MOUDACHIROU, HABIB EDWIN to MERS, INC. AS NOMINEE; HSBC BANK USA, NA | $970,000 | |
| 2026-09-11 | Mortgage $13,867 — from MOUDACHIROU, HABIB EDWIN to HSBC BANK USA, NA; MERS, INC. AS NOMINEE | $13,867 | |
| 2026-07-22 | Deed $1,695,000 — from MALINOVICH, DAN to HERR, ROGER; FIORENTI, VINCENT | $1,695,000 | |
| 2026-07-17 | Sold for $1,695,000 | $1,695,000 | $22,600 |
| 2025-09-11 | Deed $1,289,000 — from MIRZAIETEHRANE, MADJID; HEW, JANE to GANSAI LLC | $1,289,000 | |
| 2025-08-21 | Sold for $1,289,000 | $1,289,000 | $17,187 |
| 2025-08-21 | Sold for $1,289,000 | $1,289,000 | $17,187 |
| 2025-05-12 | Mortgage $500,000 — from SCHAEFER WATERFRONT LLC to INVESTOR MORTGAGE FINANCE, LLC | $500,000 | |
| 2025-05-01 | Deed $960,000 — from ZENG, SHENG to CHO, JUN HWAN | $960,000 | |
| 2025-05-01 | Mortgage $758,400 — from CHO, JUN HWAN to UNITED WHOLESALE MORTGAGE, LLC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $758,400 | |
| 2025-04-22 | Sold for $960,000 | $960,000 | $12,800 |
| 2025-02-27 | Deed $1,275,000 — from BACHELOR, JUSTINA L; BISWAS, PRATIK to STEINBERGER, EMILIO; AZRA, CHRISTINA | $1,275,000 | |
| 2025-01-27 | Sold for $1,275,000 | $1,275,000 | $17,000 |
| 2025-01-03 | Mortgage $1,300,000 — from RUTHERFORD, JOSEPH; TYLER, CELENA to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $1,300,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 10 | 49 | 0 | 60 |
| 2018 | 4 | 0 | 4 | 30 | 3 | 41 |
| 2019 | 0 | 3 | 11 | 11 | 4 | 29 |
| 2020 | 0 | 0 | 30 | 31 | 3 | 64 |
| 2021 | 0 | 1 | 11 | 48 | 4 | 64 |
| 2022 | 4 | 1 | 4 | 35 | 0 | 44 |
| 2023 | 1 | 11 | 14 | 19 | 4 | 49 |
| 2024 | 0 | 3 | 11 | 14 | 4 | 32 |
| 2025 | 2 | 2 | 54 | 21 | 3 | 82 |
| 2026 | 1 | 0 | 5 | 12 | 5 | 23 |
Every one of the 1,552 recorded events, 2003–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11249 · Landlord rankings · How grades work · The map · The Mice Map