7,012 recorded events, 1900–2026, from 22 city data systems. The city's paper trail here is mostly 3,028 HPD complaints, 2,091 311 service requests, 1,462 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 96% 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 373.2. 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 | 111 total — 63 class C (immediately hazardous), 32 class B, 16 class A. Oldest open since 2022-05-04. |
status snapshot refreshed weekly from HPD records
137 heat or hot-water complaints in the last three years (winter 2023–24: 37 · winter 2024–25: 6 · winter 2025–26: 80). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$2,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
381 service requests in the last three years. Most common: HEAT/HOT WATER (64) · UNSANITARY CONDITION (47) · Noise (46) · PAINT/PLASTER (33) · PLUMBING (32) · WATER LEAK (21).
$343,800 in permitted construction work filed since 2016 (13 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 (1924) |
| Yes | Six or more residential units (68) |
| 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) | PPSP ASSOCIATES LLC |
| Head officer | Mordechai G Piller |
| Managing agent | PPSP Associates LLC |
| Last registered | 2026-07-22 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,166,000 | $1,424,700 |
| 2026 | $2,586,000 | $1,163,700 |
| 2027 | $2,817,000 | $1,267,650 |
The city's market estimate has fallen 11% between tax years 2025 and 2027.
Tax exemptions on the roll: ARTICLE XI
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
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.
1 street-flooding or sewer-backup complaints at this address since 2022 (0 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 | Church Av — B Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Flatbush Av / Albemarle Rd — B41 · 450 ft |
| Citi Bike | Albemarle Rd & E 21 St · 150 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 889 Middle: M.S. 246 Walt Whitman. 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.
280 East 21 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 |
381 311 service requests from this address in the last three years — 64 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 PPSP ASSOCIATES LLC — 8 buildings, 384 units. Grades across the portfolio: C2 · D5 · F1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 211 Linden Boulevard | BK | 145 | D |
| 280 East 21 Street | BK | 68 | D |
| 816 Ocean Avenue | BK | 41 | C |
| 672 Ocean Avenue | BK | 34 | D |
| 666 Ocean Avenue | BK | 34 | C |
| 682 Ocean Avenue | BK | 30 | F |
| 91 East 18 Street | BK | 16 | D |
| 95 East 18 Street | BK | 16 | D |
Most recent mortgage recorded against this lot: $1,150,000 on 2015-04-08 (lender: New York Community 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 |
|---|---|---|---|
| 2026-03-02 | Agreement $67,077,000 — from PILLER, MORDECHAI G; PPSP PRESERVATION LLC; GROPPER, RICK; MOELIS, ANDREW; LMCT HOUSING DE to FEDERAL HOME LOANS MORTGAGE CORPORATION | $67,077,000 | |
| 2026-03-02 | ASPM $7,453,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR; PPSP ASSOCIATES LLC | $7,453,000 | |
| 2026-03-02 | ASPM $67,077,000 — from LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC to PPSP ASSOCIATES LLC; NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2026-03-02 | Deed $79,850,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to PPSP ASSOCIATES LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO | $79,850,000 | |
| 2026-02-20 | Sold for $79,850,000 | $79,850,000 | $1,174,265 |
| 2022-02-14 | Mortgage $67,077,000 — from LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2022-02-14 | Mortgage $7,453,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $7,453,000 | |
| 2022-02-14 | Mortgage $67,077,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2020-05-22 | Mortgage $65,600,000 — from PPSP PRESERVATION LLC to MERCHANTS BANK OF INDIANA; LMCT HOUSING DEVELOPMENT FUND | $65,600,000 | |
| 2020-05-22 | Deed $14,582,474 — from 280 EAST 21 PROPERTY LLC to LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC | $14,582,474 | |
| 2020-05-22 | AL&R $65,600,000 — from LMCT HOUSING DEVELOPMENT FUND; PPSP PRESERVATION LLC to MERCHANTS BANK OF INDIANA | $65,600,000 | |
| 2020-04-01 | Sold for $14,582,474 | $14,582,474 | $214,448 |
| 2018-01-03 | AL&R $8,452,000 — from 280 EAST 21 PROPERTY LLC; 280 EAST 21 PROPERTY LLC to NEW YORK COMMUNITY BANK; NEW YORK COMMUNITY BANK | $8,452,000 | |
| 2018-01-03 | Mortgage $1,656,574 — from 280 EAST 21 PROPERTY LLC; 280 EAST 21 PROPERTY LLC to NEW YORK COMMUNITY BANK; NEW YORK COMMUNITY BANK | $1,656,574 | |
| 2018-01-03 | Agreement $8,452,000 — from 280 EAST 21 PROPERTY LLC; 280 EAST 21 PROPERTY LLC to NEW YORK COMMUNITY BANK; NEW YORK COMMUNITY BANK | $8,452,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 0 | 200 | 0 | 2 | 205 |
| 2018 | 3 | 2 | 220 | 3 | 5 | 233 |
| 2019 | 6 | 6 | 236 | 0 | 1 | 249 |
| 2020 | 2 | 3 | 215 | 6 | 4 | 230 |
| 2021 | 0 | 19 | 396 | 0 | 2 | 417 |
| 2022 | 0 | 37 | 869 | 8 | 7 | 921 |
| 2023 | 0 | 24 | 1,123 | 0 | 3 | 1,150 |
| 2024 | 0 | 2 | 379 | 1 | 3 | 385 |
| 2025 | 0 | 3 | 610 | 0 | 3 | 616 |
| 2026 | 0 | 10 | 440 | 8 | 2 | 460 |
Every one of the 7,012 recorded events, 1900–2026, 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