251 recorded events, 1969–2026, from 12 city data systems. The city's paper trail here is mostly 66 HPD complaints, 56 HPD housing violations, 41 311 service requests.
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 53% 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 15. In ZIP 11203, 76% of residential buildings hold an A and 7% grade D or F. How grades work
Among 46,798 6-24-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.
16 heat or hot-water complaints in the last three years (winter 2023–24: 10 · winter 2025–26: 6). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: HEAT/HOT WATER (8) · Noise (2) · Damaged Tree (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 (1930) |
| Yes | Six or more residential units (6) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
3 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) | RUTLAND CORNERS.LLC |
| Head officer | LARRY HIRSCHFIELD |
| Managing agent | ELH MGMT.LLC |
| Last registered | 2025-08-25 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $859,000 | $386,550 |
| 2026 | $687,000 | $309,150 |
| 2027 | $790,000 | $355,500 |
The city's market estimate has fallen 8% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
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 | Sutter Av-Rutland Rd — 3 · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none Crown Hts-Utica Av — 3 4 · 0.6 mi straight-line (about a 16-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Remsen Av / Rutland Rd — B17 · 350 ft |
| Citi Bike | E 52 St & Winthrop St · 550 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 268 Emma Lazarus Middle: The Middle School of Media, Law and Fine Arts. 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.
54 East 52 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 |
11 311 service requests from this address in the last three years — 8 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 ELH MGMT.LLC — 110 buildings, 3,367 units. Grades across the portfolio: A17 · B29 · C34 · D17 · F13. See the whole portfolio
showing 60 of 110 buildings
Most recent mortgage recorded against this lot: $233,750 on 1998-08-07 (lender: Fairfield Mortgagecorporation). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2011-01-04 | Agreement $1,261,771 — from RUTLAND CORNERS to CITY OF NEW YORK | $1,261,771 | |
| 2011-01-04 | Agreement $1,102,000 — from RUTLAND CORNERS,LLC to COMMUNITY PRESERVATION CORPORATION | $1,102,000 | |
| 2006-06-05 | DEEDO $28,000 — from NEIGHBORHOOD RESTORE HOUSING DEVELOPMENT to RUTLAND CORNERS, LLC | $28,000 | |
| 2006-06-05 | Mortgage $1,102,000 — from RUTLAND CORNERS LLC. to THE COMMUNITY PRESERVATION CORPORATION | $1,102,000 | |
| 2006-06-05 | Mortgage $1,261,771 — from RUTLAND CORNERS, LLC to THE COMMUNITY PRESERVATION CORPORATION | $1,261,771 | |
| 1998-08-07 | Mortgage $233,750 — from JAMES, LOREEN to FAIRFIELD MORTGAGECORPORATION | $233,750 | |
| 1991-10-28 | Mortgage $85,000 — from LINO, HENRY to OLYMPIA MTGE CORP | $85,000 | |
| 1988-08-10 | Mortgage $18,720 — from LINO, HENRY to DRAZNER, SANDRA | $18,720 | |
| 1987-04-01 | Mortgage $30,000 — from LINO, HENRY to GREEN POINT | $30,000 |
| Year | Housing & tenants | Health & systems | Total |
|---|---|---|---|
| 2017 | 0 | 0 | 0 |
| 2018 | 0 | 1 | 1 |
| 2019 | 4 | 1 | 5 |
| 2020 | 0 | 1 | 1 |
| 2021 | 2 | 1 | 3 |
| 2022 | 28 | 1 | 29 |
| 2023 | 12 | 2 | 14 |
| 2024 | 12 | 1 | 13 |
| 2025 | 3 | 1 | 4 |
| 2026 | 6 | 1 | 7 |
Every one of the 251 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11203 · Landlord rankings · How grades work · The map · The Mice Map