657 recorded events, 1983–2026, from 18 city data systems. The city's paper trail here is mostly 210 HPD housing violations, 149 311 service requests, 137 HPD complaints.
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 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 86.9. In ZIP 11226, 60% of residential buildings hold an A and 10% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 24 total — 5 class C (immediately hazardous), 14 class B, 5 class A. Oldest open since 1987-02-14. |
status snapshot refreshed weekly from HPD records
13 heat or hot-water complaints in the last three years (winter 2024–25: 6 · winter 2025–26: 7). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$500 in enforcement penalties imposed (ECB/OATH) in the last three years.
57 service requests in the last three years. Most common: Noise (11) · WATER LEAK (6) · Elevator (6) · HEAT/HOT WATER (6) · UNSANITARY CONDITION (5) · Dirty Condition (4).
$76,200 in permitted construction work filed since 2016 (5 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 (1929) |
| Yes | Six or more residential units (29) |
| 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) | WOODRUFF AVENUE LP |
| Head officer | GETZ OBSTFELD |
| Managing agent | FTC MANAGEMENT INC |
| Last registered | 2025-09-02 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $284,103 | $127,847 |
| 2026 | $1,054,000 | $474,300 |
| 2027 | $1,079,000 | $485,550 |
The city's market estimate has risen 280% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C · CHARITABLE HOUSING
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $661,595 a year ($20.92 per sq ft), operating expenses $289,369 ($9.15 per sq ft), net operating income $372,226. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 79/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
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.
2 street-flooding or sewer-backup complaints at this address since 2024 (2 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 | Parkside Av — Q · 300 ft straight-line (about a 1-minute walk) · station accessibility: none Church Av — B Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Parkside Av / Ocean Av — B12 · 200 ft |
| Citi Bike | Parkside Ave & Ocean Ave · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 375 Jackie Robinson School Middle: Ebbets Field 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.
161 Woodruff 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 |
57 311 service requests from this address in the last three years — 6 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 FTC MANAGEMENT INC — 4 buildings, 109 units. Grades across the portfolio: A1 · B2 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1544 Park Place | BK | 33 | C |
| 1397 East 2 Street | BK | 31 | B |
| 161 Woodruff Avenue | BK | 29 | B |
| 368 Union Street | BK | 16 | A |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-01-11 | RPTT&RET $1,623,453 — from CFC-RICHMAN ASSOCIATES L.P to WOODRUFF AVENUE INVESTORS LLC | $1,623,453 | |
| 2016-01-28 | Mortgage $2,000,000 — from COMMUNITY OPTIONS NEW YORK, INC. to VALLEY NATIONAL BANK | $2,000,000 | |
| 2016-01-28 | Mortgage $2,000,000 — from COMMUNITY OPTIONS NEW YORK, INC. to VALLEY NATIONAL BANK | $2,000,000 | |
| 2016-01-28 | AL&R $2,000,000 — from COMMUNITY OPTIONS NEW YORK, INC. to VALLEY NATIONAL BANK | $2,000,000 | |
| 2016-01-28 | AL&R $2,000,000 — from COMMUNITY OPTIONS NEW YORK, INC. to VALLEY NATIONAL BANK | $2,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 26 | 0 | 2 | 30 |
| 2018 | 3 | 2 | 24 | 0 | 2 | 31 |
| 2019 | 0 | 3 | 30 | 0 | 3 | 36 |
| 2020 | 2 | 2 | 14 | 0 | 2 | 20 |
| 2021 | 0 | 1 | 19 | 0 | 3 | 23 |
| 2022 | 2 | 0 | 26 | 0 | 2 | 30 |
| 2023 | 0 | 0 | 9 | 0 | 2 | 11 |
| 2024 | 0 | 4 | 85 | 1 | 6 | 96 |
| 2025 | 2 | 0 | 24 | 0 | 3 | 29 |
| 2026 | 0 | 0 | 37 | 0 | 0 | 37 |
Every one of the 657 recorded events, 1983–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11226 · Landlord rankings · How grades work · The map · The Mice Map