3,797 recorded events, 1976–2026, from 20 city data systems. The city's paper trail here is mostly 1,560 HPD complaints, 1,001 311 service requests, 967 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 92% 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 240.8. In ZIP 11691, 77% of residential buildings hold an A and 8% 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 | 69 total — 16 class C (immediately hazardous), 49 class B, 4 class A. Oldest open since 2014-03-18. |
status snapshot refreshed weekly from HPD records
51 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 37 · winter 2025–26: 10). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$2,187 in enforcement penalties imposed (ECB/OATH) in the last three years.
108 service requests in the last three years. Most common: UNSANITARY CONDITION (24) · HEAT/HOT WATER (22) · Elevator (15) · GENERAL (8) · DOOR/WINDOW (8) · Noise (7).
$3,904,610 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.
| No | Built before 1974 (1998) |
| Yes | Six or more residential units (30) |
| 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) | WFHA ROCKAWAY HOLDING LP |
| Head officer | JOHN WARREN |
| Managing agent | MHR MANAGEMENT, INC |
| Last registered | 2025-09-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,613,000 | $725,850 |
| 2026 | $1,721,000 | $774,450 |
| 2027 | $1,708,000 | $768,600 |
The city's market estimate has risen 6% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 25 YR NO CAP
| Heating fuel | NATURALGAS |
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
3 street-flooding or sewer-backup complaints at this address since 2016 (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 | Far Rockaway-Mott Av — A · 950 ft straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Mott Av / Redfern Av — Q114 · 750 ft |
| School zones (2024–25 map) | Elementary: P.S. 104 The Bays Water Middle: 53, 319. 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.
22-51 Dix 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 |
108 311 service requests from this address in the last three years — 22 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 MHR MANAGEMENT INC — 71 buildings, 1,385 units. Grades across the portfolio: A10 · B24 · C20 · D13 · F4. See the whole portfolio
showing 60 of 71 buildings
Most recent mortgage recorded against this lot: $477,000 on 2024-08-26 (lender: Bellwether Enterprise Real Estate Capital, LLC), covering 5 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 |
|---|---|---|---|
| 2024-08-26 | Mortgage $477,000 — from WFHA ROCKAWAY HOLDINGS L.P.; UHAB HOUSING DEVELOPMENT FUND CORPORATIO to BELLWETHER ENTERPRISE REAL ESTATE CAPITA | $477,000 | |
| 2024-08-14 | AL&R $39,026,506 — from UHAB HOUSING DEVELOPMENT FUND CORPORATIO; WFHA ROCKAWAY HOLDINGS L.P. to CITIZENS BANK, N.A. | $39,026,506 | |
| 2024-08-14 | Mortgage $1,924,225 — from WFHA ROCKAWAY HOLDINGS L.P.; UHAB HOUSING DEVELOPMENT FUND CORPORATIO to CITIZENS BANK, N.A. | $1,924,225 | |
| 2024-08-14 | Mortgage $4,516,868 — from WFHA ROCKAWAY HOLDINGS L.P.; UHAB HOUSING DEVELOPMENT FUND CORPORATIO to CITIZENS BANK, N.A. | $4,516,868 | |
| 2024-08-14 | Mortgage $17,136,207 — from UHAB HOUSING DEVELOPMENT FUND CORPORATIO; WFHA ROCKAWAY HOLDINGS L.P. to CITIZENS BANK, N.A. | $17,136,207 | |
| 2024-08-14 | Mortgage $15,449,206 — from WFHA ROCKAWAY HOLDINGS L.P.; UHAB HOUSING DEVELOPMENT FUND CORPORATIO to CITIZENS BANK, N.A. | $15,449,206 | |
| 2024-07-26 | Agreement $22,000,000 — from WFHA ROCKAWAY L.P. to WFHA ROCKAWAY HOLDINGS L.P. | $22,000,000 | |
| 2017-12-14 | Deed $22,000,000 — from THE KESSER GROUP LLC; COBB REALTY LLC; EME REALTY PARTNERS LLC to WFHA ROCKAWAY L.P.; UHAB HOUSING DEVELOPMENT FUND CORPORATIO | $22,000,000 | |
| 2017-12-14 | Mortgage $23,350,000 — from UHAB HOUSING DEVELOPMENT FUND CORPORATIO; WFHA ROCKAWAY L.P. to NYC DISTRESSED MULTIFAMILY HOUSING FUND | $23,350,000 | |
| 2015-04-22 | AL&R $14,210,000 — from COBB REALTY LLC to INVESTORS BANK | $14,210,000 | |
| 2015-04-22 | Mortgage $5,510,000 — from COBB REALTY LLC to INVESTORS BANK | $5,510,000 | |
| 2014-02-10 | AL&R $8,700,000 — from COBB REALTY LLC to UCF I TRUST 1 | $8,700,000 | |
| 2014-02-10 | Mortgage $8,700,000 — from COBB REALTY LLC to UCF I TRUST 1 | $8,700,000 | |
| 2014-02-10 | Deed $8,777,730 — from JPMCC 2006-CIBC14 DIXS AVENUE, LLC to COBB REALTY LLC | $8,777,730 | |
| 2012-01-11 | Deed $1,210,000 — from CHIARIELLO II, ESQ., GERALD to JPMCC 2006-CIBC14 DIXS AVENUE,LLC | $1,210,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 3 | 400 | 8 | 6 | 417 |
| 2018 | 0 | 1 | 179 | 2 | 2 | 184 |
| 2019 | 1 | 4 | 206 | 0 | 6 | 217 |
| 2020 | 0 | 1 | 90 | 0 | 3 | 94 |
| 2021 | 0 | 1 | 210 | 0 | 6 | 217 |
| 2022 | 0 | 7 | 421 | 0 | 5 | 433 |
| 2023 | 1 | 6 | 274 | 0 | 2 | 283 |
| 2024 | 3 | 8 | 161 | 11 | 2 | 185 |
| 2025 | 2 | 6 | 171 | 0 | 5 | 184 |
| 2026 | 1 | 1 | 44 | 0 | 2 | 48 |
Every one of the 3,797 recorded events, 1976–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11691 · Landlord rankings · How grades work · The map · The Mice Map