1,709 recorded events, 1975–2026, from 16 city data systems. The city's paper trail here is mostly 568 HPD complaints, 550 311 service requests, 505 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 887.7. In ZIP 11218, 71% of residential buildings hold an A and 6% 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 | 41 total — 29 class C (immediately hazardous), 9 class B, 3 class A. Oldest open since 2022-11-16. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
134 heat or hot-water complaints in the last three years (winter 2023–24: 40 · winter 2024–25: 55 · winter 2025–26: 30 · winter 2026–27: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
141 service requests in the last three years. Most common: HEAT/HOT WATER (65) · FLOORING/STAIRS (19) · PAINT/PLASTER (12) · WATER LEAK (10) · PLUMBING (9) · UNSANITARY CONDITION (8).
$89,200 in permitted construction work filed since 2016 (3 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 (1930) |
| 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) | WOLF LAKE REALTY INC |
| Head officer | MUMTAZ JAHAN |
| Managing agent | WOLF LAKE REALTY INC |
| Last registered | 2026-07-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $600,000 | $270,000 |
| 2026 | $720,000 | $324,000 |
| 2027 | $823,000 | $370,350 |
The city's market estimate has risen 37% 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 | Church Av — F G · 650 ft straight-line (about a 3-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: McDonald Av / Avenue C — B67 B69 · 100 ft |
| Citi Bike | Ave C & McDonald Ave · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 179 Kensington Middle: J.H.S. 223 The Montauk. 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.
553 McDonald 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 |
141 311 service requests from this address in the last three years — 65 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.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2018-10-15 | Agreement $394,347 — from JAHAN, MUMTAZ; WOLF LAKE REALTY INC. to KEB HANA BANK USA NATIONAL ASSOCIATION | $394,347 | |
| 2013-08-05 | Deed $650,000 — from LORENTI, NORBERTO to JAHAN, MUMTAZ | $650,000 | |
| 2013-08-05 | AL&R $455,000 — from JAHAN, MUMTAZ to BNB BANK NATIONAL ASSOCIATION | $455,000 | |
| 2013-08-05 | Mortgage $455,000 — from JAHAN, MUMTAZ to BNB BANK NATIONAL ASSOCIATION | $455,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 63 | 0 | 0 | 63 |
| 2018 | 1 | 11 | 255 | 1 | 3 | 271 |
| 2019 | 2 | 3 | 96 | 2 | 2 | 105 |
| 2020 | 2 | 4 | 540 | 0 | 1 | 547 |
| 2021 | 0 | 1 | 51 | 0 | 1 | 53 |
| 2022 | 0 | 1 | 92 | 0 | 1 | 94 |
| 2023 | 0 | 2 | 115 | 0 | 1 | 118 |
| 2024 | 0 | 1 | 190 | 0 | 1 | 192 |
| 2025 | 0 | 0 | 99 | 0 | 1 | 100 |
| 2026 | 0 | 1 | 48 | 0 | 1 | 50 |
Every one of the 1,709 recorded events, 1975–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11218 · Landlord rankings · How grades work · The map · The Mice Map