80 recorded events, 2015–2026, from 11 city data systems. The city's paper trail here is mostly 29 FDNY inspections, 18 311 service requests, 9 DOB permits.
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 59% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 25. In ZIP 10301, 85% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
3 heat or hot-water complaints in the last three years (winter 2025–26: 3).
No bedbug-infested units reported in the last three years of filings.
15 service requests in the last three years. Most common: Noise (8) · Illegal Parking (2) · Damaged Tree (1) · Illegal Dumping (1) · Construction Safety Enforcement (1) · HEAT/HOT WATER (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (2017) |
| Yes | Six or more residential units (6) |
| 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) | VICTORY HIGHLAND LLC |
| Head officer | MICHAEL FAZIO |
| Managing agent | VICTORY HIGHLAND LLC |
| Last registered | 2026-07-13 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $691,200 | $311,040 |
| 2026 | $829,000 | $373,050 |
| 2027 | $988,000 | $444,600 |
The city's market estimate has risen 43% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
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.
| Bus | Nearest boarding stop: Victory Blvd / Highland Av — S61 S62 S66 · 150 ft |
| School zones (2024–25 map) | Elementary: P.S. 35 The Clove Valley School Middle: I.S. 027 Anning S. Prall. 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.
15 Highland 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 |
15 311 service requests from this address in the last three years — 1 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 VICTORY HIGHLAND LLC — 3 buildings, 18 units. Grades across the portfolio: A1 · B2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 15 Highland Avenue | SI | 6 | A |
| 7 Highland Avenue | SI | 6 | B |
| 11 Highland Avenue | SI | 6 | B |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2016-04-19 | RPTT $525,000 — from WOODLAWN CEMETERY ASSOCIATION to VICTORY HIGHLAND,LLC | $525,000 | |
| 2016-02-19 | Sold for $525,000 | $525,000 | $87,500 |
| Year | Construction | Enforcement | Housing & tenants | Total |
|---|---|---|---|---|
| 2017 | 3 | 10 | 0 | 13 |
| 2018 | 3 | 9 | 0 | 12 |
| 2019 | 3 | 5 | 0 | 8 |
| 2020 | 0 | 0 | 0 | 0 |
| 2021 | 0 | 0 | 4 | 4 |
| 2022 | 0 | 0 | 1 | 1 |
| 2023 | 0 | 0 | 6 | 6 |
| 2024 | 0 | 0 | 2 | 2 |
| 2025 | 0 | 1 | 6 | 7 |
| 2026 | 0 | 0 | 12 | 12 |
Every one of the 80 recorded events, 2015–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10301 · Landlord rankings · How grades work · The map · The Mice Map