The city's published records show little recorded distress here in the last three years. Less recorded distress than 68% 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 6.8. In ZIP 10029, 43% of residential buildings hold an A and
12% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 1984-04-24.
status snapshot refreshed weekly from HPD records
Patterns
10 heat or hot-water complaints in the last three years (winter 2025–26: 10).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
11 service requests in the last three years. Most common: HEAT/HOT WATER (5) · Noise (4) · Street Light Condition (1) · GENERAL (1).
Filed construction activity
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.
Rent-stabilization signals
Yes
Built before 1974 (1930)
Yes
Six or more residential units (8)
No
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. 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)
J&M COUTINHO LLC
Head officer
Charles Coutinho
Managing agent
CHARLES COUTINHO PROPERTY MANAGEMENT INC
Last registered
2025-09-15
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
$1,270,000
$571,500
2026
$1,016,000
$457,200
2027
$1,160,000
$522,000
The city's market estimate has fallen
9% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
Flood exposure
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood
maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
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.
Getting around
Subway
103 St — 6 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none 96 St — Q · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 2 Av / E 103 St — M15-SBS · 200 ft · Select Bus Service
Citi Bike
E 103 St & 2 Ave · 200 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.
11 311 service requests from this address in the last three years — 5 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.
Most recent mortgage recorded against this lot: $590,000 on
2025-05-23 (lender: JPMorgan Chase Bank NA), covering 4 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
2025-05-23
Mortgage $590,000 — from J & M COUTINHO LLC to JPMORGAN CHASE BANK NA
$590,000
2025-05-23
Agreement $5,915,000 — from J & M COUTINHO LLC to JPMORGAN CHASE BANK NA
$5,915,000
2020-07-07
Mortgage $100,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A.
$100,000
2020-07-07
M&CON $5,325,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A.
$5,325,000
2016-04-04
Mortgage $665,000 — from J&M COUTINHO LLC to SANTANDER BANK NA
$665,000
2016-04-04
Agreement $5,225,000 — from J&M COUTINHO LLC to SANTANDER BANK NA
$5,225,000
2014-04-09
Agreement $4,560,000 — from J & M COUTINHO LLC to SANTANDER BANK NA
$4,560,000
2014-04-09
Mortgage $1,760,000 — from J & M COUTINHO LLC to SOVEREIGN BANK NA; SANTANDER BANK NA; SOVEREIGN BANK
$1,760,000
2011-02-07
Agreement $2,800,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK
$2,800,000
2011-02-07
Mortgage $700,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK
$700,000
2008-12-31
M&CON $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.
$2,100,000
2008-12-31
AL&R $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.
$2,100,000
2006-03-06
Agreement $904,270 — from J&M COUTINHO LLC to CLAREMONT PROPERTIES LLC; M&T REAL ESTATE, INC.; M&T REAL ESTATE TRUST SUCESSOR BY MERGER
$904,270
2006-02-03
Agreement $483,846 — from J & M COUTINHO LLC to M & T REAL ESTATE TRUST SUCESSOR BY MERG; CLAREMONT PROPERTIES LLC; M & T REAL ESTATE, INC
$483,846
2006-02-03
Agreement $6,086,333 — from CLAREMONT PROPERTIES LLC to J&M COUTINHO LLC
$6,086,333
Ten-year activity
50250
2017
2018
2019
2020
2021
26
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
1
0
0
1
2
2018
0
0
0
3
3
2019
0
2
0
3
5
2020
0
6
2
1
9
2021
3
4
0
1
8
2022
5
19
0
2
26
2023
2
13
0
3
18
2024
0
2
0
5
7
2025
0
14
3
3
20
2026
0
4
0
4
8
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-03-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-03-10311: HEAT/HOT WATER — ENTIRE BUILDING
2023-03-10Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-02-27311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2023-02-27DOB complaint, category ?
2023-02-09Rodent inspection: Passed
2022
2022-12-01Bedbug filing: 0 infested units
2022-10-04311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2022-10-04DOB complaint, category ?
2022-07-12Boiler inspection
2022-06-16Rodent inspection: Passed
2022-03-11311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2022-03-11DOB complaint, category ?
2022-03-03311: HEAT/HOT WATER — ENTIRE BUILDING
2022-03-03Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-03-02311: HEAT/HOT WATER — ENTIRE BUILDING
2022-03-02Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-03-02HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 4E, 4th STORY, 1st APARTMENT FROM NOR
2022-03-02HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4E, 4th STORY, 1st APARTMENT FR
2022-03-02HPD class B: § 27-2024 ADM CODE PROVIDE ADEQUATE SUPPLY OF HOT WATER FOR THE FIXTURES AT WASH BASIN IN THE BATHROOM LOCATED AT APT 4E, 4th STORY, 1st APA
2022-03-01311: HEAT/HOT WATER — ENTIRE BUILDING
2022-03-01Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-25311: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-25311: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-02-18311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2022-02-18DOB complaint, category ?
2022-01-27311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2022-01-27DOB complaint, category ?
2022-01-19311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2022-01-19DOB complaint, category ?
2021
2021-12-06Bedbug filing: 0 infested units
2021-08-04Boiler inspection
2021-06-02311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2021-06-02DOB complaint, category ?
2021-06-01311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2021-06-01DOB complaint, category ?
2021-03-17311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2021-03-17DOB complaint, category ?
2020
2020-12-24Bedbug filing: 0 infested units
2020-09-04Boiler inspection
2020-07-07Mortgage $100,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A.$100,000
2020-07-07M&CON $5,325,000 — from J & M COUTINHO LLC to SANTANDER BANK,N.A.$5,325,000
2020-05-26311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-05-24311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-05-10311: Non-Emergency Police Matter — Social Distancing
2020-05-02311: Non-Emergency Police Matter — Social Distancing
2011-02-07Agreement $2,800,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK$2,800,000
2011-02-07Mortgage $700,000 — from J&M COUTINHO LLC to SOVERIGN BANK A FEDERAL SAVINGS BANK$700,000
2011-02-07Mortgage assigned — from ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA to SOVEREIGN BANK A FEDERAL SAVINGS BANK
2011-02-07TL&R — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
2011-02-04REL — from CLAREMONT PROPERTIES & J&M COUTINHO LLC to M&T REAL ESTATE TRUST SUCCESSOR BY MERGE
2010
2010-05-04Rodent inspection: Passed
2008
2008-12-31PREL — from M&T REAL ESTATE TRUST to J&M COUTINHO LLC; CLAREMONT PROPERTIES LLC
2008-12-31TL&R — from M&T REAL ESTATE TRUST to J&M COUTINHO LLC
2008-12-31M&CON $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.$2,100,000
2008-12-31TL&R — from M&T REAL ESTATE TRUST to J&M COUTINHO LLC
2008-12-31AL&R $2,100,000 — from J&M COUTINHO LLC to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.$2,100,000
2008-12-31Mortgage assigned — from M&T REAL ESTATE TRUST to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.
2008-12-31PREL — from M&T REAL ESTATE TRUST to J&M COUTINHO LLC; CLAREMONT PROPERTIES LLC
2008-12-31Mortgage assigned — from M&T REAL ESTATE TRUST to ASTORIA FEDERAL SAVINGS AND LOAN ASSOC.
2006
2006-03-06Agreement $904,270 — from J&M COUTINHO LLC to CLAREMONT PROPERTIES LLC; M&T REAL ESTATE, INC.; M&T REAL ESTATE TRUST SUCESSOR BY MERGER$904,270
2006-02-03Agreement $483,846 — from J & M COUTINHO LLC to M & T REAL ESTATE TRUST SUCESSOR BY MERG; CLAREMONT PROPERTIES LLC; M & T REAL ESTATE, INC$483,846
2006-02-03Agreement $6,086,333 — from CLAREMONT PROPERTIES LLC to J&M COUTINHO LLC$6,086,333
2003
2003-11-12Agreement — from J&M COUTINHO LLC to M&T REAL ESTATE INC
2003-11-12AL&R $500,000 — from J&M COUTINHO LLC to M&T REAL ESTATE INC$500,000
2003-11-12Mortgage $500,000 — from CLAREMONT PROPERTIES LLC; J&M COUTINHO LLC to M&T REAL ESTATE INC$500,000
2003-07-25Agreement $6,200,000 — from CLAREMONT PROPERTIES LLC to M & T REAL ESTATE, INC.$6,200,000
2002
2002-11-12Mortgage assigned — from NORTH FORK BANK to M & T REAL ESTATE INC.
2002-11-12Mortgage assigned — from J & M COUTINHO LLC to M & T REAL ESTATE INC.
2002-11-12SAGE — from NORTH FORK BANK
2002-11-12Agreement — from J & M COUTINHO LLC to M & T REAL ESTATE, INC.
2002-11-12Mortgage $54,689 — from J & M COUTINHO LLC to M & T REAL ESTATE INC.$54,689
2000
2000-11-29Deed — from J & M COUNTINHO CORP. to J & M COUTINHO, LLC
2000-07-24Permit EW — ISSUED
2000-07-24Permit EW — ISSUED
2000-06-20Permit PL — ISSUED
2000-06-20Permit EW — ISSUED
2000-06-07Job filed: REPLACE BOILER AND OIL BURNER WITH BOILER GAS BURNER AND INSTALL NEW GAS SERVICE METER PIPING.ABANDON BURIED FUEL OIL TANK. NO CHANGE IN EGRESS OCCUPA$18,000
2000-06-07Job filed: REPLACE BOILER AND OIL BURNER WITH BOILER GAS BURNER AND INSTALL NEW GAS SERVICE METER PIPING.ABANDON BURIED FUEL OIL TANK. NO CHANGE IN EGRESS OCCUPA$18,000
1999
1999-03-09Mortgage $340,628 — from J & M COUTINHO CORP. to NORTH FORK BANK$340,628
1999-03-09Mortgage assigned — from MATAVOSIAN, VARTANOOSH; MATAVOSIAN, SIRANOUSH to NORTH FORK BANK
1999-03-09Deed — from RDV HOLDING CORP. to J & M COUTINHO CORP.
1999-03-09Deed — from 104TH STREET COMMUNITY REALTY CO. to RDV HOLDING CORP.
1999-03-09Mortgage assigned — from SERINA, MARY; EAST ISLAND LAND CORP. to NORTH FORK BANK
1999-03-09Mortgage assigned — from J & M COUTINHO CORP. to NORTH FORK BANK
1999-03-09SAGE — from SERINA, MARY; EAST ISLAND LAND CORP.
1999-03-09Agreement — from J & M COUTINHO CORP. to NORTH FORK BANK
1999-03-09Mortgage satisfied — from RDV HOLDING CORP. to 104TH STREET COMMUNITY REALTY CO.
1998
1998-08-11Permit AL — ISSUED
1998-01-07SMIS — from RDV HOLDING CORP. to MATHEVOSIAN, VARTANOOSH; MATAVOSIAN, SIRANOUSH
1998-01-07SMIS — from RDV HOLDING CORP. to STEVENS, STEVE; STEVENS, ANNETTE
1997
1997-09-30WSAT — from RDV HOLDING CORP. to STEVENS, STEVE; STEVENS, ANNETTE
1997-09-30ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY BUILDING DEPARTMENT RECORDS. OCCUPANCY NOTED. FROM: ACCORDING TO APPLICATION BIN # 3488/197$800
1997-09-30ECB Non-Hazardous violation: FAILURE TO PROVIDE AT LEAST TWO MEANS OF EGRESS FROM ROOM OR SPACE WHERE REQUIRED. LOCATION: TWO FRONT BEDROOMS ON THE FOUTH FLOOR$475
1997-09-30ECB Non-Hazardous violation: WORK CONTRARY TO APPLICATION #3488/1975 ENTIRE APARTMENT 4 FLOOR WEST DOES NOT CONFORM TO SAID APPLICATION INTERIOR WALLS ERECTED $250
1997-09-09DOB complaint, category ?
1997-08-08DOB complaint, category ?
1997-02-10DOB violation LL6291:
1990
1990-07-05Mortgage $191,500 — from RDV HOLDING CORP to STEVENS, STEVE; STEVENS, ANNETTE$191,500
1988
1988-10-11Mortgage $475,000 — from RDV HOLDING CORP to MATAVOSIAN, SIRANOUSH; MATHEVOSIAN, VARTANOOSH$475,000
1985
1985-06-04Deed — from 104TH ST. COMMTY RLTY CO to RDV HOLDING CORP.
1985-06-04Deed — from 104TH ST. COMMTY RLTY CP to 104TH ST. COMMTY RLTY CO
1985-06-04Mortgage assigned — from R.D.V. HOLDING CORP to SERINA, MARY; EAST ISLAND LAND CORP.
1985-06-04Mortgage $62,500 — from RDV HOLDING CORP. to 104TH ST COMMNTY RLTY CO$62,500
1985-06-04Mortgage $92,500 — from R.D.V. HOLDING CORP. to EAST ISLAND LAND CORP.; SERINA, MARY$92,500
1984
1984-06-05Mortgage satisfied — from 104 ST.COMMUNITY RLTY CP to RODIA, JAMES
1984-04-24HPD class C: D26-17.10 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
1982
1982-02-01Deed — from RODIA, JAMES to 104 ST COMMUNITY RLTY CP
1982-02-01Mortgage $215,000 — from 104 ST COMMUNITY RLTY CP to RODIA, JAMES$215,000
1977
1977-10-12Deed — from LOSI, HENRY; GAZZOLA, IDA to RODIA, JAMES
1968
1968-03-21Deed — from LOSI, ANGELA; LOSI, LUIGI to GAZZOLA, IDA; LOSI, HENRY; LOSI, ANGELA