635 recorded events, 1900–2026, from 16 city data systems. The city's paper trail here is mostly 171 311 service requests, 141 HPD housing violations, 127 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 78% 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 100.1. In ZIP 11104, 73% 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 | 66 total — 9 class C (immediately hazardous), 49 class B, 8 class A. Oldest open since 2003-04-22. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
97 service requests in the last three years. Most common: PLUMBING (17) · UNSANITARY CONDITION (17) · APPLIANCE (11) · PAINT/PLASTER (10) · GENERAL (9) · DOOR/WINDOW (5).
$623,800 in permitted construction work filed since 2016 (15 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 (1928) |
| Yes | Six or more residential units (46) |
| 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) | 4516 SUNNYSIDE LLC |
| Head officer | ARNOLD GUMOWITZ |
| Managing agent | Alto Property Managers LLC |
| Last registered | 2025-09-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,513,000 | $1,580,850 |
| 2026 | $3,807,000 | $1,713,150 |
| 2027 | $3,956,000 | $1,780,200 |
The city's market estimate has risen 13% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 37/100, 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 | 46 St-Bliss St — 7 · 600 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Queens Blvd / 45 St — Q32 Q60 · 450 ft |
| Citi Bike | 44 St & Greenpoint Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: The Children's Lab School Middle: I.S. 125 Thom J. McCann Woodside. 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.
45-16 44 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 |
97 311 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 ALTO PROPERTY MANAGERS LLC — 28 buildings, 784 units. Grades across the portfolio: A25 · B2 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 365 West End Avenue | MN | 110 | A |
| 2161 Broadway | MN | 77 | A |
| 25-30 30 Road | QN | 72 | A |
| 43-07 42 Street | QN | 72 | A |
| 2512 Broadway | MN | 60 | A |
| 233 East 32 Street | MN | 53 | A |
| 60-15 Woodside Avenue | QN | 48 | A |
| 45-16 44 Street | QN | 46 | B |
| 756 9 Avenue | MN | 25 | A |
| 87-87 Sutphin Boulevard | QN | 24 | B |
| 422 East 73 Street | MN | 20 | A |
| 750 10 Avenue | MN | 20 | A |
| 245 East 83 Street | MN | 20 | A |
| 52 East 7 Street | MN | 20 | A |
| 205 East 94 Street | MN | 19 | A |
| 37-14 86 Street | QN | 15 | A |
| 41-26 Crescent Street | QN | 12 | A |
| 811 9 Avenue | MN | 12 | A |
| 1059 1 Avenue | MN | 10 | A |
| 46 East 7 Street | MN | 10 | A |
| 210 East 31 Street | MN | 9 | A |
| 208 East 31 Street | MN | 9 | A |
| 304 West 56 Street | MN | 6 | A |
| 96 2 Avenue | MN | 6 | A |
| 275 1 Avenue | MN | 3 | A |
| 117 2 Avenue | MN | 2 | D |
| 75-42 113 Street | QN | 2 | A |
| 277 1 Avenue | MN | 2 | A |
Most recent mortgage recorded against this lot: $5,500,000 on 2016-04-07 (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 |
|---|---|---|---|
| 2021-04-23 | Agreement $5,500,000 — from 4516 SUNNY SIDE LLC to JPMORGAN CHASE BANK, N.A. | $5,500,000 | |
| 2016-04-07 | Mortgage $566,450 — from 4516 SUNNYSIDE LLC to JPMORGAN CHASE BANK, N.A. | $566,450 | |
| 2016-04-07 | Agreement $5,500,000 — from 4516 SUNNYSIDE LLC to JPMORGAN CHASE BANK, N.A. | $5,500,000 | |
| 2016-04-07 | Mortgage $5,500,000 — from 4516 SUNNYSIDE LLC to JPMORGAN CHASE BANK, N.A. | $5,500,000 | |
| 2012-09-17 | AL&R $5,300,000 — from 4516 SUNNYSIDE LLC to CUSTOMER BANK | $5,300,000 | |
| 2012-09-17 | Mortgage $1,997,035 — from 4516 SUNNYSIDE LLC to CUSTOMER BANK | $1,997,035 | |
| 2012-09-17 | Agreement $5,300,000 — from 4516 SUNNYSIDE LLC to CUSTOMER BANK | $5,300,000 | |
| 2008-02-19 | AL&R $3,375,000 — from 4516 SUNNYSIDE LLC to SOVEREIGN BANK | $3,375,000 | |
| 2008-02-19 | Mortgage $3,375,000 — from 4516 SUNNYSIDE LLC to SOVEREIGN BANK | $3,375,000 | |
| 2007-10-19 | Deed $6,625,000 — from THE MICHAEL AND ANNA SCHNEIDER FAMILY LI to 4516 SUNNYSIDE LLC | $6,625,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 4 | 7 | 1 | 0 | 17 |
| 2018 | 4 | 0 | 6 | 0 | 1 | 11 |
| 2019 | 4 | 3 | 6 | 0 | 2 | 15 |
| 2020 | 1 | 0 | 2 | 0 | 1 | 4 |
| 2021 | 0 | 1 | 9 | 2 | 1 | 13 |
| 2022 | 1 | 1 | 25 | 0 | 1 | 28 |
| 2023 | 0 | 2 | 19 | 0 | 1 | 22 |
| 2024 | 0 | 0 | 143 | 0 | 2 | 145 |
| 2025 | 8 | 0 | 128 | 0 | 2 | 138 |
| 2026 | 5 | 0 | 31 | 0 | 1 | 37 |
Every one of the 635 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11104 · Landlord rankings · How grades work · The map · The Mice Map