226 recorded events, 1967–2026, from 13 city data systems. The city's paper trail here is mostly 68 311 service requests, 42 HPD housing violations, 32 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 96% 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 51. In ZIP 11208, 69% of residential buildings hold an A and 9% 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 | 23 total — 3 class C (immediately hazardous), 11 class B, 9 class A. Oldest open since 1972-11-02. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
$2,530 in enforcement penalties imposed (ECB/OATH) in the last three years.
7 service requests in the last three years. Most common: Noise (4) · General Construction/Plumbing (1) · WATER LEAK (1) · HEAT/HOT WATER (1).
$1,705,004 in permitted construction work filed since 2016 (6 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 (1927) |
| No | Six or more residential units (4) |
| 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) | 860 New Lots LLC |
| Head officer | Dominique Vabre |
| Managing agent | Safeguard Management LLC |
| Last registered | 2026-07-30 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $999,000 | $449,550 |
| 2026 | $799,000 | $359,550 |
| 2027 | $959,000 | $431,550 |
The city's market estimate has fallen 4% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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 | New Lots Av — 3 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none Shepherd Av — C · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: New Lots Av / Berriman St — B15 · 200 ft |
| Citi Bike | New Lots Ave & Ashford St · 0.3 mi · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 202 Ernest S. Jenkyns Middle: Van Siclen Community Middle 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.
860 New Lots 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 |
7 311 service requests from this address in the last three years — 1 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 SAFEGUARD MANAGEMENT LLC — 44 buildings, 158 units. Grades across the portfolio: A1 · B9 · C22 · D11 · F1. See the whole portfolio
Most recent mortgage recorded against this lot: $50,000 on 2023-12-01 (lender: Lic York Corp.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-12-01 | Mortgage $50,000 — from 860 NEW LOTS LLC to LIC YORK CORP. | $50,000 | |
| 2023-12-01 | Agreement $1,150,000 — from 860 NEW LOTS LLC to LIC YORK CORP. | $1,150,000 | |
| 2023-12-01 | AL&R $1,150,000 — from 860 NEW LOTS LLC to LIC YORK CORP. | $1,150,000 | |
| 2022-01-06 | Mortgage $1,100,000 — from 860 NEW LOTS LLC to WASHINGTON EQUITY AND FUNDING CORP | $1,100,000 | |
| 2022-01-06 | AL&R $1,100,000 — from 860 NEW LOTS LLC to WASHINGTON EQUITY AND FUNDING CORP | $1,100,000 | |
| 2019-07-02 | Deed $1,200,000 — from SIERRA, OSCAR; THE ESTATE OF LILLIAN SIERRA; SALLY ANN HELBIG to 860 NEW LOTS LLC | $1,200,000 | |
| 2019-06-14 | Sold for $1,200,000 | $1,200,000 | $300,000 |
| 1990-05-17 | Mortgage $115,000 — from SIERRA, LILLIAN to GREEN POINT SAVS BANK | $115,000 | |
| 1989-10-19 | Mortgage $62,000 — from SIERRA, LILLIAN to GREEN POINT SAVS BANK | $62,000 | |
| 1986-12-31 | Mortgage $13,500 — from SIERRA, LILLIAN to OXFORD RESOURCES CORP | $13,500 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2018 | 0 | 0 | 1 | 2 | 1 | 4 |
| 2019 | 7 | 0 | 1 | 5 | 0 | 13 |
| 2020 | 1 | 2 | 2 | 0 | 0 | 5 |
| 2021 | 0 | 0 | 5 | 0 | 0 | 5 |
| 2022 | 0 | 0 | 11 | 3 | 0 | 14 |
| 2023 | 0 | 5 | 7 | 6 | 0 | 18 |
| 2024 | 0 | 2 | 3 | 0 | 0 | 5 |
| 2025 | 2 | 3 | 7 | 0 | 0 | 12 |
| 2026 | 0 | 0 | 4 | 0 | 0 | 4 |
Every one of the 226 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11208 · Landlord rankings · How grades work · The map · The Mice Map