A sustained record of distress well beyond its peers. More recorded distress than 96% 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 50. In ZIP 10012, 65% of residential buildings hold an A and
5% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
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.
Patterns
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$5,655 in enforcement penalties imposed (ECB/OATH) in the last three years.
What 311 hears from this address
20 service requests in the last three years. Most common: Noise (10) · Street Condition (2) · General Construction/Plumbing (2) · Root/Sewer/Sidewalk Condition (1) · Residential Disposal Complaint (1) · Illegal Dumping (1).
Filed construction activity
$52,000 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.
Rent-stabilization signals
Yes
Built before 1974 (1900)
No
Six or more residential units (3)
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 with HPD — the names behind the building
Registered owner(s)
GEF DEVELOPMENT CORP.
Head officer
Michele Kulka
Managing agent
GEF DEVELOPMENT CORP.
Last registered
2025-11-24
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$6,318,000
$2,843,100
2026
$5,054,000
$2,274,300
2027
$4,934,000
$2,220,300
The city's market estimate has fallen
22% between tax years 2025 and 2027.
Flood exposure
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
2026 (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.
Getting around
Subway
Spring St — 6 · 350 ft straight-line (about a 2-minute walk) · station accessibility: none Prince St — R W · 750 ft straight-line (about a 4-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Cleveland Pl / Spring St — M1 · 400 ft
Citi Bike
Mott St & Prince St · 300 ft · station location as of 2026-09-23; live availability
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.
20 311 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.
Most recent mortgage recorded against this lot: $1,763,988 on
2017-08-21 (lender: TD 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
2025-03-18
Deed $9,200,000 — from MULBERRY 238 REALTY LLC to GEF DEVELOPMENT CORP.
$9,200,000
2025-03-05
Sold for $9,200,000
$9,200,000
$3,066,667
2017-08-21
AL&R $5,000,000 — from MULBERRY 238 REALTY LLC to TD BANK, N.A.
$5,000,000
2017-08-21
Mortgage $1,763,989 — from MULBERRY 238 REALTY LLC to TD BANK, N.A.
$1,763,989
2017-08-21
Agreement $500,000,000 — from MULBERRY 238 REALTY LLC to TD BANK, N.A.
$500,000,000
2013-01-11
Deed $325,000 — from MCLAIN, ROBERT to RASMUSSEN, THOMAS
$325,000
2013-01-11
Deed $650,000 — from BENNETT, MICHAEL to RASMUSSEN, THOMAS
$650,000
2013-01-11
Agreement $3,550,000 — from RIDGEWOOD SAVINGS BANK to MULBERRY 238 REALTY, LLC
$3,550,000
2013-01-11
AL&R $3,550,000 — from MULBERRY 238 REALTY, LLC to RIDGEWOOD SAVINGS BANK
$3,550,000
2010-11-10
Deed $975,000 — from MCLAIN, ROBERT to BENNETT, MICHAEL; RASMUSSEN, THOMAS
$975,000
2008-04-11
AL&R $2,500,000 — from BENNETT, MICHAEL R; CIPOLLA, STEVEN P; MCLAIN, ROBERT J to CITIBANK, N.A.
$2,500,000
2008-04-11
Agreement $2,500,000 — from BENNETT, MICHAEL R; CIPOLLA, STEVEN P; MCLAIN, ROBERT J to CITIBANK, N.A.
$2,500,000
2008-04-11
Mortgage $1,365,541 — from CIPOLLA, STEVEN P; MCLAIN, ROBERT J; BENNETT, MICHAEL R to CITIBANK, N.A.
$1,365,541
2002-06-18
Mortgage $524,393 — from BENNETT, MICHAEL R.; CIPOLLA, STEVEN P.; MCLAIN, ROBERT J. to EMIGRANT FUNDING CORPORATION
$524,393
1998-07-21
Mortgage $499,500 — from MCLAIN, ROBERT; BENNETT, MICHAEL to EMIGRANT FUNDING CORPORATION
$499,500
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
23
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
6
5
1
12
2018
0
0
5
0
1
6
2019
0
1
5
0
2
8
2020
0
0
0
0
0
0
2021
0
0
2
0
1
3
2022
0
0
5
0
1
6
2023
0
0
8
0
1
9
2024
0
0
9
0
1
10
2025
4
5
9
4
1
23
2026
4
2
9
0
1
16
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
311: Street Condition — Rough, Pitted or Cracked Roads
2026-07-09
311: Sewer — Street Flooding (SJ)
2026-06-11
311: Illegal Parking — Blocked Sidewalk
2026-05-04
Bedbug filing: 0 infested units
2026-04-29
HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2026-04-13
311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2026-04-13
DOB complaint, category ?
2026-04-07
311: Noise - Residential — Banging/Pounding
2026-04-06
311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2026-04-06
311: Noise - Residential — Banging/Pounding
2026-04-06
DOB complaint, category ?
2026-03-23
Permit Supported Scaffold — Permit Issued
2026-03-23
Permit Supported Scaffold — Permit Issued
2026-03-16
Job filed: PROPOSED INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. WORK SHALL COMPLY WITH CHAPTER #33 OF 2022 THE NYC BUILDING CODE. NO CHANGE IN USE, OCC
2026-01-20
Rodent inspection: Passed
2026-01-07
Permit General Construction — Permit Issued
2025-12-11
Permit Sidewalk Shed — Permit Issued
2025-12-11
Permit Sidewalk Shed — Permit Issued
2025-11-17
HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-10-31
311: Street Condition — Wear & Tear
2025-10-27
311: Litter Basket Complaint — Overflowing
The full timeline
2026
2026-07-09311: Street Condition — Rough, Pitted or Cracked Roads
2026-07-09311: Sewer — Street Flooding (SJ)
2026-06-11311: Illegal Parking — Blocked Sidewalk
2026-05-04Bedbug filing: 0 infested units
2026-04-29HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2026-04-13311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2026-03-16Job filed: PROPOSED INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. WORK SHALL COMPLY WITH CHAPTER #33 OF 2022 THE NYC BUILDING CODE. NO CHANGE IN USE, OCC$1,000
2026-01-20Rodent inspection: Passed
2026-01-07Permit General Construction — Permit Issued
2025
2025-12-11Permit Sidewalk Shed — Permit Issued
2025-12-11Permit Sidewalk Shed — Permit Issued
2025-11-17HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-08-18ECB CLASS - 2 violation: FAILURE TO MAINTAIN. EXPOSURE#1. FIRE ESCAPE DROP LADDER CANNOT FULLY EXTEND DUE TO A GARBAGE BIN IN LINE WITH THE DROP LADDER., R$3,125
2025-08-13DOB complaint, category ?
2025-07-18DOB complaint, category ?
2025-07-18ECB CLASS - 1 violation: OBSERVED SIDEWALK SHED INSTALLED AT EXP#1. RESEARCH IN BIS AND DOB NOW REVEALS NO PERMIT ON RECORD FOR SIDEWALK SHED.$2,530
2025-07-18Job filed: INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF$1,000
2025-07-17DOB complaint, category ?
2025-07-08Bedbug filing: 0 infested units
2025-06-04HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2025-04-14311: Root/Sewer/Sidewalk Condition — Trees and Sidewalks Program
2025-03-26Mortgage satisfied — from LEVY, RONALD; BENNETT, MICHAEL; CIPOLLA, STEVEN P; KAMINSTEIN, BETH; MCLAIN, ROBERT; BENNE to TD BANK N.A.
2025-03-26TL&R — from MULBERRY 238 REALTY LLC to TD BANK N.A.
2025-03-18Deed $9,200,000 — from MULBERRY 238 REALTY LLC to GEF DEVELOPMENT CORP.$9,200,000
2024-04-01HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2023-03-15HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2023-02-01Rodent inspection: Passed
2022
2022-11-02HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2022-06-22311: Air Quality — Air: Odor/Fumes, Vehicle Idling (AD3)
2022-05-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-03-23Rodent inspection: Passed
2022-02-16HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021
2021-07-29Rodent inspection: Passed
2021-04-10311: Illegal Parking — Blocked Sidewalk
2021-02-10Bedbug filing: 0 infested units
2019
2019-12-12311: Graffiti — Graffiti
2019-11-04Rodent inspection: Passed
2019-10-25HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2015-11-06311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-11-04ECB CLASS - 2 violation: WORK W/O A PERMIT.NOTED:1-INSTALLED THREE (3) ELECTRICAL LAMPS AT FRONT OF PREMISES (EXP#1) AS INDIRECT LIGHTING 2-INSTALLED FLAG $800
2015-10-25311: Special Projects Inspection Team (SPIT) — Advertising Sign/Billboard/Posters/Flexible Fabric - Illegal
2015-10-25DOB complaint, category ?
2015-10-22311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-10-20311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-10-01HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-07-15311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-06-18311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-06-11311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-06-06311: Noise — Noise: air condition/ventilation equipment (NV1)
2015-05-18311: Noise — Noise: air condition/ventilation equipment (NV1)
2014
2014-08-25311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-06-25311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-06-16311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-06-04311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-05-30311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-05-21311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-05-21311: Noise — Noise: air condition/ventilation equipment (NV1)
2014-05-17311: Noise — Noise: air condition/ventilation equipment (NV1)
2013
2013-10-03311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-07-31311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-07-17311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-07-08DOB complaint, category ?
2013-06-20FDNY inspection (SPECIAL-OTH)
2013-01-11Deed $325,000 — from MCLAIN, ROBERT to RASMUSSEN, THOMAS$325,000
2013-01-11Deed $650,000 — from BENNETT, MICHAEL to RASMUSSEN, THOMAS$650,000
2013-01-11PAT — from MCLAIN, ROBERT to BENNETT, MICHAEL
2013-01-11PAT — from CIPOLLA, STEVEN P to BENNETT, MICHAEL
2013-01-11PAT — from RASMUSSEN, THOMAS to BENNETT, MICHAEL
2013-01-11TL&R — from JPMORGAN CHASE BANK, N.A. to CIPOLLA, STEVEN P; BENNETT, MICHAEL R; MCLAIN, ROBERT J
2013-01-11Agreement $3,550,000 — from RIDGEWOOD SAVINGS BANK to MULBERRY 238 REALTY, LLC$3,550,000
2013-01-11AL&R $3,550,000 — from MULBERRY 238 REALTY, LLC to RIDGEWOOD SAVINGS BANK$3,550,000
2013-01-11Mortgage assigned — from JPMORGAN CHASE BANK, N.A. to RIDGEWOOD SAVINGS BANK
2013-01-11Deed — from CIPOLLA, STEVEN P; RASMUSSEN, THOMAS; BENNETT, MICHAEL to MULBERRY 238 REALTY, LLC
2012
2012-05-31Permit EQ — ISSUED
2012-05-30Job filed: PROPOSED INSTALLATION OF HEAVY DUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION
2012-04-09Rodent inspection: Passed
2011
2011-12-14AALR — from C ITBANK, N.A. to JPMORGAN CHASE BANK, N.A.
2011-12-14Mortgage assigned — from C ITBANK, N.A. to JPMORGAN CHASE BANK, N.A.
2011-03-11Rodent inspection: Passed
2011-02-09Mortgage assigned — from CITIBANK, N.A., A NATIONAL BANKING ASSOC to JP MORGAN CHASE BANK, N.A.
2011-01-25AALR — from CITIBANK, N.A., A NATIONAL BANKING ASSOC to JP MORGAN CHASE BANK, N.A.
2010
2010-11-10PAT — from BENNETT, MICHAEL to ROCHKIND, STEVEN H
2010-11-10Deed $975,000 — from MCLAIN, ROBERT to BENNETT, MICHAEL; RASMUSSEN, THOMAS$975,000
2010-10-18311: Graffiti — Graffiti
2010-08-27Deed — from 238 MULBERRY REALTY, LLC to BENNETT, MICHAEL; CIPOLLA, STEVEN P; MCCLAIN, ROBERT J
2010-07-22311: Noise — Noise: Air Condition/Ventilation Equip, Commercial (NJ2)
2010-04-16Deed — from BENNETT, MICHAEL; CIPOLLA, STEVEN P; MCLAIN, ROBERT J to MULBERRY 238 REALTY, LLC