334 recorded events, 1979–2026, from 13 city data systems. The city's paper trail here is mostly 100 HPD complaints, 96 311 service requests, 82 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 75% 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 61.3. In ZIP 11221, 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 | 2 total — 1 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2024-09-05. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
14 service requests in the last three years. Most common: WATER LEAK (4) · HEAT/HOT WATER (2) · Noise (2) · Homeless Person Assistance (2) · FLOORING/STAIRS (1) · PAINT/PLASTER (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1913) |
| Yes | Six or more residential units (6) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | LAVANDER MANOR LLC |
| Head officer | AVRAHAM GARBO |
| Managing agent | YHT MANGEMENT |
| Last registered | 2025-08-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $927,600 | $417,420 |
| 2026 | $1,113,000 | $500,850 |
| 2027 | $1,336,000 | $601,200 |
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.
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 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none Gates Av — J Z · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / Jefferson Av — Q24 · 950 ft |
| Citi Bike | Jefferson Ave & Evergreen Ave · 500 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.
81A Cornelia Street
| 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 |
14 311 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 YHT MANGEMENT — 4 buildings, 24 units. Grades across the portfolio: B2 · C1 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 93 Grattan Street | BK | 6 | D |
| 81A Cornelia Street | BK | 6 | B |
| 277 Menahan Street | BK | 6 | C |
| 76 Hart Street | BK | 6 | B |
Most recent mortgage recorded against this lot: $547,995 on 2014-10-20 (lender: Kearny Federal Savings Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2014-10-20 | AL&R $2,100,000 — from LAVENDER MANOR LLC to KEARNY FEDERAL SAVINGS BANK | $2,100,000 | |
| 2014-10-20 | Agreement $2,100,000 — from LAVENDER MANOR LLC to KEARNY FEDERAL SAVINGS BANK | $2,100,000 | |
| 2014-10-20 | Mortgage $547,995 — from LAVENDER MANOR LLC to KEARNY FEDERAL SAVINGS BANK | $547,995 | |
| 2012-10-19 | AL&R $1,600,000 — from LAVENDER MANOR LLC to NVE BANK | $1,600,000 | |
| 2012-10-19 | Agreement $1,600,000 — from LAVENDER MANOR LLC to NVE BANK | $1,600,000 | |
| 2012-10-19 | Mortgage $1,101,000 — from LAVENDER MANOR LLC to NVE BANK | $1,101,000 | |
| 2011-10-31 | Deed $200,000 — from MORALES, YVETTE to LAVENDER MANOR LLC | $200,000 | |
| 2011-08-09 | Mortgage $499,000 — from LAVENDER MANOR LLC to EASTERN CAPITAL GROUP LLC | $499,000 | |
| 1999-05-13 | Mortgage $100,000 — from ACEVEDO, FELIX A JR; MORALES, YVETTE to GREENPOINT MORTGAGECORPORATION | $100,000 |
| Year | Enforcement | Housing & tenants | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 5 | 37 | 0 | 42 |
| 2018 | 0 | 9 | 0 | 9 |
| 2019 | 0 | 2 | 0 | 2 |
| 2020 | 0 | 11 | 0 | 11 |
| 2021 | 0 | 15 | 0 | 15 |
| 2022 | 0 | 15 | 1 | 16 |
| 2023 | 2 | 86 | 0 | 88 |
| 2024 | 1 | 13 | 2 | 16 |
| 2025 | 1 | 7 | 1 | 9 |
| 2026 | 0 | 10 | 1 | 11 |
Every one of the 334 recorded events, 1979–2026, 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