876 recorded events, 1997–2026, from 17 city data systems. The city's paper trail here is mostly 331 ACRIS deeds & mortgages, 315 311 service requests, 54 DOF property sales.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 50% 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 24.1. In ZIP 11415, 81% 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 | 13 total — 5 class C (immediately hazardous), 1 class B, 7 class A. Oldest open since 2024-06-22. |
status snapshot refreshed weekly from HPD records
32 heat or hot-water complaints in the last three years (winter 2025–26: 18).
No bedbug-infested units reported in the last three years of filings.
$500 in enforcement penalties imposed (ECB/OATH) in the last three years.
80 service requests in the last three years. Most common: Illegal Parking (31) · Noise (20) · HEAT/HOT WATER (16) · Blocked Driveway (5) · Animal (2) · PAINT/PLASTER (1).
$30,000 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 (2013) |
| Yes | Six or more residential units (40) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | COURTYARD GARDENS CONDOMINIUM |
| Head officer | ROBERT H FABIAN |
| Managing agent | SPARROW REALTORS, LLC |
| Last registered | 2025-10-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $174,894 | $78,702 |
| 2026 | $243,971 | $109,787 |
| 2027 | $0 | $0 |
The city's market estimate has fallen 100% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,699,260 a year ($37.28 per sq ft), operating expenses $645,883 ($14.17 per sq ft), net operating income $1,053,377. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 9/100, posted at the entrance by law (2022 disclosure cycle) |
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 2018 (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 | 121 St — J Z · 850 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Lefferts Blvd / 85 Av — Q80 · 450 ft |
| School zones (2024–25 map) | Elementary: 51 (K-1), 56 (2-5) Middle: M.S. 137 America's School of Heroes. 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.
85-15 120 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 |
80 311 service requests from this address in the last three years — 16 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 SPARROW REALTORS — 9 buildings, 231 units. Grades across the portfolio: A5 · B3 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 84-10 101 Street | QN | 87 | B |
| 85-15 120 Street | QN | 40 | A |
| 1974 Starr Street | QN | 32 | A |
| 66-83 70 Street | QN | 16 | A |
| 108-02 103 Avenue | QN | 16 | C |
| 55-36 69 Place | QN | 12 | B |
| 64-19 72 Street | QN | 12 | A |
| 97-05 50 Avenue | QN | 10 | A |
| 2015 Woodbine Street | QN | 6 | B |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-04-14 | Mortgage $420,000 — from CIFUENTES HOLLINGER, ALEJANDRO to INTERSTATE HOME LOAN CENTER, INC.; MERS | $420,000 | |
| 2025-04-14 | Deed $580,000 — from ESTATE OF MINERVA BARAWIDAN; ESTATE OF MARYJANE BARAWIDAN; MARY JANE BARAWIDAN; HAKIMIAN, to CIFUENTES HOLLINGER, ALEJANDRO | $580,000 | |
| 2025-04-09 | Sold for $580,000 | $580,000 | $14,500 |
| 2025-01-07 | Mortgage $479,200 — from EMILI, FLORENCE; EMILI, GREGORY to PEAPACK-GLADSTONE BANK | $479,200 | |
| 2025-01-07 | Deed $599,000 — from ROMOSHAN, REBECCA MARY to EMILI, GREGORY; EMILI, FLORENCE | $599,000 | |
| 2024-12-23 | Sold for $599,000 | $599,000 | $14,975 |
| 2024-01-26 | Mortgage $310,000 — from DALY, BARRY to NATIONWIDE MORTGAGE BANKERS, INC.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $310,000 | |
| 2024-01-26 | Deed $410,000 — from COURTYARD 120 LLC to DALY, BARRY | $410,000 | |
| 2024-01-18 | Sold for $410,000 | $410,000 | $10,250 |
| 2022-09-07 | Deed $610,000 — from REJOICE REALTY INC. to HENKE, CHRISTIAN H. | $610,000 | |
| 2022-08-23 | Sold for $610,000 | $610,000 | $15,250 |
| 2022-07-01 | Deed $620,000 — from CAVCO KG, LLC; CAVKO KG, LLC to SAAB, JORGE | $620,000 | |
| 2022-06-15 | Sold for $620,000 | $620,000 | $15,500 |
| 2022-04-20 | Deed $630,000 — from QIU, FAN; QI, DANQING to AALA, PAZ J | $630,000 | |
| 2022-03-31 | Sold for $630,000 | $630,000 | $15,750 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 8 | 68 | 2 | 79 |
| 2018 | 1 | 14 | 15 | 2 | 32 |
| 2019 | 5 | 18 | 6 | 3 | 32 |
| 2020 | 0 | 53 | 7 | 2 | 62 |
| 2021 | 0 | 51 | 13 | 2 | 66 |
| 2022 | 1 | 63 | 16 | 2 | 82 |
| 2023 | 0 | 38 | 0 | 2 | 40 |
| 2024 | 1 | 28 | 7 | 2 | 38 |
| 2025 | 1 | 45 | 12 | 2 | 60 |
| 2026 | 2 | 48 | 0 | 2 | 52 |
Every one of the 876 recorded events, 1997–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11415 · Landlord rankings · How grades work · The map · The Mice Map