669 recorded events, 1988–2026, from 11 city data systems. The city's paper trail here is mostly 333 HPD complaints, 184 HPD housing violations, 122 311 service requests.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 1246.8. In ZIP 11236, 84% of residential buildings hold an A and 5% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 6 total — 3 class C (immediately hazardous), 3 class B, 0 class A. Oldest open since 2025-03-05. |
status snapshot refreshed weekly from HPD records
46 heat or hot-water complaints in the last three years (winter 2023–24: 3 · winter 2024–25: 27 · winter 2025–26: 10). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
53 service requests in the last three years. Most common: HEAT/HOT WATER (18) · PLUMBING (8) · PAINT/PLASTER (7) · WATER LEAK (5) · APPLIANCE (4) · UNSANITARY CONDITION (4).
$1,000 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.
| No | Built before 1974 (1996) |
| No | Six or more residential units (4) |
| No | 421-a / J-51 tax benefit on the current tax roll |
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | PARK TERRACE 103. LLC |
| Head officer | LARRY HIRSCHFIELD |
| Managing agent | ELH MGMT.LLC |
| Last registered | 2025-09-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $396,000 | $178,200 |
| 2026 | $475,000 | $213,750 |
| 2027 | $524,000 | $235,800 |
The city's market estimate has risen 32% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
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 | Canarsie-Rockaway Pkwy — L · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Glenwood Rd / E 103 St — B6 B60 · 350 ft |
| School zones (2024–25 map) | Elementary: P.S. 114 Ryder Elementary Middle: I.S. 068 Isaac Bildersee. 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.
730 East 103rd 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 |
53 311 service requests from this address in the last three years — 18 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: $750,207 on 2021-09-03 (lender: Sterling National Bank), covering 18 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-09-03 | AL&R $7,245,000 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK | $7,245,000 | |
| 2021-09-03 | Agreement $7,245,000 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK | $7,245,000 | |
| 2021-09-03 | Mortgage $750,208 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK | $750,208 |
| Year | Construction | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 35 | 0 | 35 |
| 2018 | 0 | 3 | 0 | 3 |
| 2019 | 2 | 9 | 0 | 11 |
| 2020 | 0 | 40 | 0 | 40 |
| 2021 | 0 | 27 | 5 | 32 |
| 2022 | 0 | 29 | 0 | 29 |
| 2023 | 0 | 110 | 0 | 110 |
| 2024 | 0 | 21 | 0 | 21 |
| 2025 | 0 | 183 | 0 | 183 |
| 2026 | 0 | 6 | 0 | 6 |
Every one of the 669 recorded events, 1988–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11236 · Landlord rankings · How grades work · The map · The Mice Map