180 recorded events, 2010–2026, from 13 city data systems. The city's paper trail here is mostly 102 311 service requests, 32 HPD complaints, 23 HPD housing violations.
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 618. In ZIP 10303, 87% of residential buildings hold an A and 4% 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 | 4 total — 3 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2025-07-02. |
status snapshot refreshed weekly from HPD records
46 heat or hot-water complaints in the last three years (winter 2023–24: 38 · winter 2024–25: 6 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
89 service requests in the last three years. Most common: Noise (22) · Blocked Driveway (21) · HEAT/HOT WATER (20) · PLUMBING (7) · Missed Collection (4) · UNSANITARY CONDITION (2).
$10,000 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.
| Yes | Built before 1974 (1899) |
| No | Six or more residential units (2) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 40 SOUTH AVENUE VENTURES LLC |
| Head officer | GARY GRINBERG |
| Managing agent | SINY DEVELOPMENT LLC |
| Last registered | 2025-08-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $564,000 | $33,840 |
| 2026 | $690,000 | $41,400 |
| 2027 | $647,000 | $38,820 |
The city's market estimate has risen 15% 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.
1 street-flooding or sewer-backup complaints at this address since 2024 (1 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.
| Bus | Nearest boarding stop: South Av / Richmond Terr — S40 S48 S90 S98 +3 more · 350 ft |
| School zones (2024–25 map) | Elementary: P.S. 044 Thomas C. Brown Middle: I.S. 051 Edwin Markham. 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.
40 South 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 |
89 311 service requests from this address in the last three years — 20 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 SINY DEVELOPMENT LLC — 45 buildings, 87 units. Grades across the portfolio: A15 · B5 · C15 · D9 · F1. See the whole portfolio
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-01-31 | RPTT $360,000 — from DILLARD AS CO-EXECUTORS, HORACE; MASON AS CO-EXECUTORS, CARLOS; ESTATE OF WILLIAM MCKINLEY to 40 SOUTH AVENUE VENTURES LLC | $360,000 | |
| 2022-10-06 | Sold for $360,000 | $360,000 | $180,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2019 | 0 | 0 | 2 | 0 | 2 | 4 |
| 2020 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2021 | 0 | 0 | 0 | 0 | 2 | 2 |
| 2022 | 0 | 3 | 3 | 1 | 0 | 7 |
| 2023 | 0 | 1 | 18 | 2 | 0 | 21 |
| 2024 | 5 | 2 | 64 | 0 | 0 | 71 |
| 2025 | 0 | 1 | 50 | 0 | 0 | 51 |
| 2026 | 0 | 0 | 16 | 0 | 0 | 16 |
Every one of the 180 recorded events, 2010–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10303 · Landlord rankings · How grades work · The map · The Mice Map