157 recorded events, 1966–2026, from 11 city data systems. The city's paper trail here is mostly 52 ACRIS deeds & mortgages, 41 311 service requests, 21 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 97% 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 87.7. 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
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.
4 heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: Noise (4) · HEAT/HOT WATER (2) · ELECTRIC (2) · Rodent (1) · Encampment (1) · Overgrown Tree/Branches (1).
$700,000 in permitted construction work filed since 2016 (2 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 (1905) |
| 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) | Avatar Bushwick Multi Family LLC |
| Head officer | ROBERT SILVERBLATT |
| Managing agent | TRUE MANAGEMENT |
| Last registered | 2025-09-26 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,485,000 | $89,100 |
| 2026 | $1,549,000 | $92,940 |
| 2027 | $1,642,000 | $98,520 |
The city's market estimate has risen 11% 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.
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 | Halsey St — J · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: none Gates Av — J Z · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / Madison St — Q24 · 350 ft |
| Citi Bike | Broadway & Madison St · 400 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.
1104 Putnam 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 |
11 311 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 TRUE MANAGEMENT — 154 buildings, 691 units. Grades across the portfolio: A78 · B33 · C19 · D21 · F2. See the whole portfolio
showing 60 of 154 buildings
Most recent mortgage recorded against this lot: $750,075 on 2019-11-13 (lender: Avatar Capital Finance LLC), covering 2 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 |
|---|---|---|---|
| 2019-11-13 | Mortgage $750,075 — from PUTNAM PROPERTY HOLDING COMPANY LLC; CORNELIA PROPERTY HOLDING COMPANY LLC to AVATAR CAPITAL FINANCE LLC | $750,075 | |
| 2019-11-13 | AL&R $3,400,000 — from PUTNAM PROPERTY HOLDING COMPANY LLC; CORNELIA PROPERTY HOLDING COMPANY LLC to AVATAR CAPITAL FINANCE LLC | $3,400,000 | |
| 2019-11-13 | Agreement $3,400,000 — from PUTNAM PROPERTY HOLDING COMPANY LLC; CORNELIA PROPERTY HOLDING COMPANY LLC to AVATAR CAPITAL FINANCE LLC | $3,400,000 | |
| 2018-08-13 | Mortgage $1,020,000 — from PUTNAM PROPERTY HOLDING COMPANY LLC to PATCH OF LAND LENDING LLC | $1,020,000 | |
| 2018-08-13 | AL&R $1,020,000 — from PUTNAM PROPERTY HOLDING COMPANY LLC to PATCH OF LAND LENDING LLC | $1,020,000 | |
| 2018-08-13 | Mortgage $453,000 — from PUTNAM PROPERTY HOLDING COMPANY LLC to PATCH OF LAND LENDING LLC | $453,000 | |
| 2018-08-13 | Deed $1,214,000 — from BOB, FRANKLYN to PUTNAM PROPERTY HOLDING COMPANY LLC | $1,214,000 | |
| 2018-07-31 | Sold for $1,214,000 | $1,214,000 | $404,667 |
| 2013-11-01 | Mortgage $441,086 — from BOB, FRANKLYN to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $441,086 | |
| 2008-04-15 | Mortgage $395,000 — from BOB, FRANKLYN; BOB, JENNITHA to MERS | $395,000 | |
| 2005-12-12 | Mortgage $150,000 — from BOB, FRANKLYN L; BOB, JENNITHA J to BANK OF AMERICA, N.A. | $150,000 | |
| 2002-06-20 | Mortgage $180,000 — from BOB, JENNITHA; BOB, FRANKLYN to SOUTHERN STAR MORTGAGE CORP | $180,000 | |
| 1998-03-20 | Mortgage $132,200 — from BOB, JENNITHA; BOB, FRANKLYN to SOMERSET MORTGAGE BANKERS | $132,200 | |
| 1994-09-06 | Mortgage $121,050 — from BOB, FRANKLYN to MUTUAL MORTGAGE BANKERS INC | $121,050 | |
| 1989-07-17 | Mortgage $8,000 — from MOHABIR, HERMAN; DOODNAUTH, BASDEO; MATUKNAUTH, RAMNAUTH to OXFORD CREDIT CORP | $8,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2018 | 5 | 1 | 6 | 6 | 0 | 18 |
| 2019 | 5 | 1 | 2 | 11 | 0 | 19 |
| 2020 | 0 | 0 | 14 | 0 | 1 | 15 |
| 2021 | 0 | 0 | 3 | 0 | 1 | 4 |
| 2022 | 0 | 0 | 5 | 0 | 1 | 6 |
| 2023 | 0 | 0 | 6 | 0 | 0 | 6 |
| 2024 | 0 | 0 | 22 | 2 | 1 | 25 |
| 2025 | 0 | 0 | 3 | 0 | 1 | 4 |
| 2026 | 0 | 0 | 1 | 0 | 1 | 2 |
Every one of the 157 recorded events, 1966–2026, 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