477 recorded events, 1973–2026, from 15 city data systems. The city's paper trail here is mostly 182 311 service requests, 67 HPD complaints, 65 HPD housing violations.
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 157.7. In ZIP 11221, 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 | 56 total — 11 class C (immediately hazardous), 27 class B, 18 class A. Oldest open since 1998-12-11. |
status snapshot refreshed weekly from HPD records
6 heat or hot-water complaints in the last three years (winter 2025–26: 6).
No bedbug-infested units reported in the last three years of filings.
$3,125 in enforcement penalties imposed (ECB/OATH) in the last three years.
27 service requests in the last three years. Most common: Dirty Condition (7) · Illegal Dumping (3) · Rodent (3) · HEAT/HOT WATER (3) · UNSANITARY CONDITION (2) · Real Time Enforcement (2).
$2,805 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 (1920) |
| 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) | BUSHWICK PARTNERS, LLC |
| Head officer | MOSES GUTTMAN |
| Managing agent | WATERFRONT PROPERTY MANAGEMENT |
| Last registered | 2025-11-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $429,000 | $193,050 |
| 2026 | $515,000 | $231,750 |
| 2027 | $618,000 | $278,100 |
The city's market estimate has risen 44% 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.
3 street-flooding or sewer-backup complaints at this address since 2010 (1 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Gates Av — J Z · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Gates Av / Bushwick Av — B52 · 500 ft |
| Citi Bike | Broadway & Madison St · 650 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 299 Thomas Warren Field Middle: J.H.S. 291 Roland Hayes. 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.
1098 Bushwick 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 |
27 311 service requests from this address in the last three years — 3 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 WATERFRONT PROPERTY MANAGEMENT LLC — 18 buildings, 122 units. Grades across the portfolio: A6 · B5 · C1 · D5. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1085 Willoughby Avenue | BK | 20 | B |
| 238 Pulaski Street | BK | 12 | B |
| 387 Franklin Avenue | BK | 11 | A |
| 1189 Broadway | BK | 11 | A |
| 317 Franklin Avenue | BK | 10 | A |
| 53 Stanhope Street | BK | 8 | B |
| 159 Suydam Street | BK | 8 | B |
| 834 Quincy Street | BK | 7 | B |
| 568 Willoughby Avenue | BK | 6 | A |
| 699 DeKalb Avenue | BK | 6 | A |
| 91 Gerry Street | BK | 6 | A |
| 618 Lafayette Avenue | BK | 4 | D |
| 35A Driggs Avenue | BK | 3 | D |
| 325 Franklin Avenue | BK | 3 | D |
| 1098 Bushwick Avenue | BK | 3 | D |
| 106 Kingston Avenue | BK | 2 | D |
| 18 Bleecker Street | BK | 2 | C |
| 131 Boerum Street | BK | 0 | — |
Most recent mortgage recorded against this lot: $125,000 on 2009-07-21 (lender: The Community Preservation Corporation). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2009-07-21 | Mortgage $125,000 — from THE BUSHWICK PARTNERS LLC to THE COMMUNITY PRESERVATION CORPORATION | $125,000 | |
| 2009-07-21 | Agreement $500,000 — from THE BUSHWICK PARTNERS LLC to THE COMMUNITY PRESERVATION CORPORATION | $500,000 | |
| 2007-08-13 | Deed $25,000 — from 1098 & 1104 BUSHWICK AVENUE, LLC to THE BUSHWICK PARTNERS LLC | $25,000 | |
| 2007-08-13 | Mortgage $375,000 — from THE BUSHWICK PARTNERS LLC to SIMON KLEIN, AS NOMINEE | $375,000 | |
| 1999-05-13 | Mortgage $132,000 — from SAWYER, LISA; SAWYER, WILLIAM IV; SAWYER, ROSA to PLANTAIN REALTY CORP; PAPAYA REALTY CORP | $132,000 | |
| 1999-03-17 | Mortgage $40,000 — from PLANTAIN REALTY CORP to BARRY COOPER SELF DEFINED BENEFIT PENSIO; COOPER, BARRY | $40,000 | |
| 1999-03-17 | Mortgage $132,000 — from PLANTAIN REALTY CORP to SAWYER, LISA; SAWYER, WILLIAM IV; SAWYER, ROSA | $132,000 | |
| 1999-02-09 | Mortgage $200,000 — from PLANTAIN REALTY CORP to DOBKIN, ESSIE/TR; EMMY THURMOND TRUSTAGREEMENT; DOBKIN FAMILY TRUST; BARRY COOPER AND RAY | $200,000 | |
| 1986-11-13 | Mortgage $50,000 — from SAWYER, LEROY to GREEN POINT SAVS BANK | $50,000 |
| Year | Construction | Enforcement | Housing & tenants | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 2 | 30 | 0 | 32 |
| 2018 | 0 | 1 | 6 | 1 | 8 |
| 2019 | 0 | 1 | 1 | 1 | 3 |
| 2020 | 0 | 8 | 69 | 2 | 79 |
| 2021 | 0 | 4 | 11 | 0 | 15 |
| 2022 | 0 | 1 | 20 | 2 | 23 |
| 2023 | 0 | 6 | 22 | 4 | 32 |
| 2024 | 2 | 3 | 9 | 2 | 16 |
| 2025 | 0 | 2 | 25 | 6 | 33 |
| 2026 | 0 | 2 | 12 | 15 | 29 |
Every one of the 477 recorded events, 1973–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11221 · Landlord rankings · How grades work · The map · The Mice Map