710 recorded events, 1899–2026, from 15 city data systems. The city's paper trail here is mostly 282 HPD housing violations, 184 HPD complaints, 157 311 service requests.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 85% 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 148.6. In ZIP 11230, 82% of residential buildings hold an A and 4% 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 | 8 total — 3 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2013-08-09. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
1 bedbug-infested unit(s) reported in filings over the last three years.
76 service requests in the last three years. Most common: Noise (20) · UNSANITARY CONDITION (16) · PAINT/PLASTER (14) · PLUMBING (6) · SAFETY (4) · ELECTRIC (3).
$4,500 in permitted construction work filed since 2016 (1 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 (32) |
| 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) | WEBSTER COURT LLC |
| Head officer | SAM GUTMAN |
| Managing agent | GUTMAN MGMT CO, INC |
| Last registered | 2025-07-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,340,000 | $603,000 |
| 2026 | $1,430,000 | $643,500 |
| 2027 | $1,438,000 | $647,100 |
The city's market estimate has risen 7% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 26/100, posted at the entrance by law (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.
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 | 18 Av — F · 300 ft straight-line (about a 1-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 18 Av / McDonald Av — B8 · 350 ft |
| Citi Bike | Ditmas Ave & McDonald Ave · 0.4 mi · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 192 - The Magnet School for Math and Science Inquiry 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.
78 Webster 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 |
76 311 service requests from this address in the last three years.
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 GUTMAN MANAGEMENT CO, INC — 21 buildings, 856 units. Grades across the portfolio: A11 · B7 · C2 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 1890 East 5 Street | BK | 95 | B |
| 611 Argyle Road | BK | 84 | A |
| 35-45 79 Street | QN | 78 | A |
| 99-34 67 Road | QN | 67 | B |
| 1212 Newkirk Avenue | BK | 66 | B |
| 5502 14 Avenue | BK | 59 | A |
| 33-38 Parsons Boulevard | QN | 53 | B |
| 2020 Avenue V | BK | 50 | A |
| 515 Avenue I | BK | 47 | A |
| 387 Ocean Parkway | BK | 46 | B |
| 1801 Avenue L | BK | 45 | A |
| 1996 Ocean Avenue | BK | 43 | A |
| 78 Webster Avenue | BK | 32 | C |
| 4582 Manhattan College Py | BX | 25 | B |
| 45-55 39 Street | QN | 25 | A |
| 1208 Sheepshead Bay Road | BK | 12 | A |
| 57 Graham Avenue | BK | 8 | B |
| 154 Graham Avenue | BK | 7 | A |
| 156 Graham Avenue | BK | 7 | A |
| 233 Hewes Street | BK | 4 | C |
| 73 Graham Avenue | BK | 3 | D |
Most recent mortgage recorded against this lot: $116,912 on 2021-04-06 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-04-06 | Mortgage $116,912 — from WEBSTER COURT LLC to JPMORGAN CHASE BANK, N.A. | $116,912 | |
| 2021-04-06 | Agreement $2,800,000 — from JPMORGAN CHASE BANK, N.A. to WEBSTER COURT LLC | $2,800,000 | |
| 2016-02-02 | Mortgage $1,867,418 — from WEBSTER COURT LLC to JPMORGAN CHASE BANK, N.A. | $1,867,418 | |
| 2016-02-02 | Agreement $3,000,000 — from WEBSTER COURT LLC to JPMORGAN CHASE BANK, N.A. | $3,000,000 | |
| 2016-02-02 | Agreement $3,000,000 — from JPMORGAN CHASE BANK, N.A. to WEBSTER COURT LLC | $3,000,000 | |
| 2008-11-05 | Mortgage $58,458 — from P.H.M. MANAGEMENT CO. to WASHINGTON MUTUAL BANK | $58,458 | |
| 2008-11-05 | Agreement $1,250,000 — from P.H.M. MANAGEMENT CO. to WASHINGTON MUTUAL BANK | $1,250,000 | |
| 2008-11-05 | Mortgage $1,250,000 — from P.H.M. MANAGEMENT CO. to WASHINGTON MUTUAL BANK | $1,250,000 | |
| 2003-11-28 | Mortgage $799,972 — from P.H.M. MANAGEMENT CO. to NEW YORK COMMUNITY BANK | $799,972 | |
| 1994-09-02 | Mortgage $134,901 — from P.H.M. MANAGEMENT CO to QUEENS COUNTY SAVINGS BANK | $134,901 | |
| 1986-11-06 | Mortgage $464,740 — from PHM MANAGEMENT CO to RARITAN VALLEY S&L ASSN | $464,740 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 0 | 14 | 0 | 0 | 17 |
| 2018 | 0 | 0 | 53 | 0 | 1 | 54 |
| 2019 | 0 | 0 | 25 | 0 | 1 | 26 |
| 2020 | 0 | 0 | 27 | 0 | 1 | 28 |
| 2021 | 0 | 0 | 4 | 3 | 1 | 8 |
| 2022 | 0 | 0 | 13 | 0 | 1 | 14 |
| 2023 | 0 | 1 | 4 | 0 | 1 | 6 |
| 2024 | 0 | 0 | 144 | 0 | 3 | 147 |
| 2025 | 0 | 1 | 51 | 0 | 1 | 53 |
| 2026 | 0 | 0 | 50 | 0 | 1 | 51 |
Every one of the 710 recorded events, 1899–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11230 · Landlord rankings · How grades work · The map · The Mice Map