A modest record — below the level that usually signals systemic problems. More recorded distress than 86% 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 14. In ZIP 10037, 35% of residential buildings hold an A and
13% 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.
What 311 hears from this address
1 service requests in the last three years. Most common: Curb Condition (1).
Filed construction activity
$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.
Rent-stabilization signals
Yes
Built before 1974 (1900)
No
Six or more residential units (5)
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)
HIMES CONDOMINIUM
Head officer
KARIN SCHNEIDER
Managing agent
HARLEM PROPERTY MANAGEMENT
Last registered
2025-12-22
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
$280,384
$126,173
2026
$336,414
$151,386
2027
$233,145
$104,916
The city's market estimate has fallen
17% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo
as if it were a rental building. Its 2019 estimate: gross income $259,952 a year
($29.54 per sq ft), operating expenses $76,736
($8.72 per sq ft), net operating income $183,216. These are the
city's estimates from comparable rentals, not the building's actual budget, rents or maintenance
charges.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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
135 St — 2 3 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 5 Av / W 132 St — M1 · 400 ft
Citi Bike
5 Ave & W 131 St · 350 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.
1 311 service request 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.
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
The full timeline
2026
2026-06-09Rodent inspection: Passed
2026-01-29Bedbug filing: 0 infested units
2025
2025-12-04Rodent inspection: Passed
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
2025-06-16Bedbug filing: 0 infested units
2025-06-09Rodent inspection: Passed
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
2024
2024-12-20311: Curb Condition — Broken Curb
2024-12-04Rodent inspection: Passed
2024-11-22HPD 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
2024-09-23Permit Mechanical Systems — Signed-off
2024-09-23Permit General Construction — Signed-off
2024-09-19Job filed: DIRECT REPLACE (1) AC CONDENSER UNIT ON ROOF, (1) FURNACE / AIR HANDLER ON THIRD FLOOR FOR CONDO #3$10,000
2022-06-17PAT — from KUSS, MATTHEW J to SANTOS, YAZMIN
2022-06-17Deed $795,000 — from HARRIS-KUSS, PATRICE; HARRIS, PATRICE N; KUSS, MATTHEW J to KA WUI LAI, CATHY$795,000
2022-06-17Mortgage $596,250 — from KA WUI LAI, CATHY to NATIONAL COOPERATIVE BANK, N.A., A NATIO$596,250
2022-06-17PAT — from HARRIS-KUSS, PATRICE; HARRIS, PATRICE N to SANTOS, YAZMIN
2022-06-10Mortgage satisfied — from HARRIS, PATRICE N; KUSS, MATTHEW J; HARRIS-KUSS, PATRICE to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; CROSS
2022-05-13Sold for $795,000$795,000
2022-05-11Rodent inspection: Passed
2022-02-16Bedbug filing: 0 infested units
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
2022-01-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-08-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-02Bedbug filing: 0 infested units
2021-04-02HPD 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
2021-01-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-11-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-24311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-16311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-02-23311: Noise - Vehicle — Car/Truck Music
2019
2019-08-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-08-09Rodent inspection: Passed
2019-07-23FDNY inspection (RISK)
2019-01-24Rodent inspection: Passed
2018
2018-11-26Mortgage satisfied — from GUAGNINI, NICOLAS; SCHNEIDER, KARIN to WASHINGTON MUTUAL BANK, FA
2013-04-25Mortgage $4,579 — from CONLON, DEIRDRE; BORSAK, STEPHEN to MERS$4,579
2013-04-25Agreement $113,000 — from BORSAK, STEPHEN; CONLON, DEIRDRE to MERS$113,000
2012
2012-08-17Mortgage satisfied — from CONLON, DEIRDRE to THE CITY OF NEW YORK
2012-05-24Rodent inspection: Passed
2012-05-21311: Noise - Vehicle — Car/Truck Music
2011
2011-12-13DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2010 INSPECTION REPORT
2011-08-26Mortgage assigned — from HSBC MORTGAGE CORPORATION (USA) to HSBC BANK USA, N.A.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2011-04-18Rodent inspection: Passed
2010
2010-11-17Deed — from GUAGNINI, NICHOLAS; SCHNEIDER, KARIN to SCHNEIDER, KARIN
2010-09-28311: Noise - Vehicle — Engine Idling
2010-06-24Rodent inspection: Failed for Rat Activity
2010-06-14Rodent inspection: Failed for Rat Activity
2010-06-07Permit EW — ISSUED
2010-06-07Permit PL — ISSUED
2010-06-03311: Rodent — Rat Sighting
2010-05-20311: Rodent — Rat Sighting
2010-04-28SUBM — from BANK OF AMERICA, NA to BANK OF AMERICA, NA
2010-04-23Mortgage satisfied — from VALLADARES, JOHN to AS ATTORNEY IN FACT; STATE OF NEW YORK MORTGAGE AGENCY; MANUFACTURERS AND TRADERS TRUST CO
2010-04-15Mortgage $235,000 — from VALLADARES, JOHN to BANK OF AMERICA, N.A.$235,000
2010-04-14Rodent inspection: Passed
2010-03-26Rodent inspection: Failed for Rat Activity
2009
2009-04-02Permit EW — ISSUED
2009-02-19Permit PL — ISSUED
2009-02-09Permit EW — ISSUED
2009-01-29Job filed: MINOR WORK TO EXISTING APT.$10,000
2009-01-29Job filed: MINOR WORK TO EXISTING APT.$10,000
2009-01-28Job filed: INSTALL BOILER$10,000
2009-01-28Job filed: INSTALL BOILER$10,000
2007
2007-11-21Mortgage $75,000 — from VALLADARES, JOHN J to BANK OF AMERICA, N.A.$75,000
2007-05-07Mortgage assigned — from WASHINGTON MUTUAL BANK,FA; WASHINGTON MUTUAL BANK F/K/A to WELLS FARGO BANK,NA
2007-02-15M&CON $319,741 — from HARRIS, PATRICE N to BENEFICIAL HOMEOWNER SERVICE CORPORATION$319,741
2006
2006-07-05Mortgage satisfied — from HARRIS, PATRICE N to CITIBANK, N.A.
2006-07-03Mortgage satisfied — from HARRIS, PATRICE N to WELLS FARGO FINANCIAL BANK
2006-06-15Mortgage $288,744 — from HARRIS, PATRICE N to BENEFICIAL HOMEOWNER SERVICE CORPORATION$288,744
2005
2005-08-22DOB complaint, category ?
2005-08-15DOB complaint, category ?
2005-08-02Mortgage $50,000 — from HARRIS, PATRICE N to WELLS FARGO FINANCIAL BANK$50,000
2005-05-10Mortgage satisfied — from GUAGNINI, NICOLAS; SCHNEIDNER, KARIN to GREENPOINT MORTGAGE FUNDING, INC.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2005-03-28Mortgage $232,000 — from SCHNEIDER, KARIN; GUAGNINI, NICOLAS to WASHINGTON MUTUAL BANK, FA$232,000
2005-03-28SUBM — from GUAGNINI, NICOLAS; SCHNEIDER, KARIN to THE CITY OF NEW YORK
2004
2004-01-07Deed $155,798 — from NOVEL CONDOS, LLC to VALLADARES, JOHN$155,798
2004-01-07PAT — from VALLADARES, JOHN to HIMES CONDOMINIUM
2004-01-07Mortgage $132,405 — from VALLADARES, JOHN to M & T MORTGAGE CORPORATION$132,405
2004-01-07Mortgage assigned — from M & T MORTGAGE CORPORATION to STATE OF NEW YORK MORTGAGE AGENCY
2004-01-07Mortgage $13,647 — from VALLADARES, JOHN to CITY OF NEW YORK ''HPD''$13,647
2004-01-07PREL — from NOVEL CONDOS, LLC to THE CITY OF NEW YORK, HPD
2003
2003-12-22PREL — from THE CITY OF NEW TORK (''HPD'') to HARRIS, PATRICE N
2003-12-22Deed $206,500 — from NOVEL CONDOS LLC to HARRIS, PATRICE N$206,500
2003-12-22PAT — from HARRIS, PATRICE N to BOARD OF MANAGERS OF THE HIMES CONDOMINI
2003-12-22Mortgage $180,500 — from HARRIS, PATRICE N to CITIBANK, N.A.$180,500
2003-12-22Mortgage $13,647 — from HARRIS, PATRICE N to THE CITY OF NEW YORK (''HPD'')$13,647
2003-11-24PSAT — from NOVEL CONDOS, LLC to TH CITY OF NEW YORK
2003-11-24Mortgage $27,294 — from GUAGNINI, NICOLAS; SCHNEIDER, KAREN to CITY OF NEW YORK (''HPD'')$27,294
2003-11-24Mortgage $195,000 — from GUAGNINI, NICOLAS; SCHNEIDER, KAREN to MORTGAGE ELECTRONIC REGISTRATION, INC.$195,000
2003-11-24PAT — from SCHNEIDER, KAREN; GUAGNINI, NICOLAS to HIMES CONDOMINIUM
2003-11-24Deed $291,500 — from NOVEL CONDOS, LLC to GUAGNINI, NICOLAS; SCHNEIDER, KAREN$291,500
2003-07-16Deed $165,938 — from NOVEL CONDOS, LLC to BORSAK, STEPHEN; CONLON, DEIRDRE$165,938
2003-07-16PAT — from BOARD OF MANAGERS OF HIMES CONDOMINIUM to BORSAK, STEPHEN; CONLON, DEIRDRE
2003-07-16Mortgage $135,000 — from BORSAK, STEPHEN; CONLON, DEIRDRE to HSBC MORTGAGE CORPORATION (USA)$135,000
2003-07-16REL — from NOVEL CONDOS, LLC to THE CITY OF NEW YORK (''HPD'')
2003-07-16Mortgage $13,647 — from BORSAK, STEPHEN; CONLON, DEIRDRE to THE CITY OF NEW YORK, ACTING BY & THRU I$13,647
2003-06-27REL — from NOVEL CONDOS, LLC to THE CITY OF NEW YORK, HPD
2003-06-27Mortgage $13,647 — from LE, INDIVIDUAL, NGA Q to THE CITY OF NEW YORK, ACTING BY AND THRO$13,647
2003-06-27Mortgage $136,000 — from LE, INDIVIDUAL, NGA Q to CITIBANK, N.A.$136,000
2003-06-27PAT — from LE, NGA Q to BOARD OF MANAGERS OF THE HIMES CONDOMINI
2003-06-27Deed $186,500 — from NOVEL CONDOS, LLC to LE, NGA Q$186,500
2003-02-20CDEC — from NOVEL CONDOS, LLC
2003-02-20MAPS — from NOVEL CONDOS, LLC
2003-02-20CDEC — from NOVEL CONDOS, LLC
2003-02-20CDEC — from NOVEL CONDOS, LLC
2003-02-20MAPS — from NOVEL CONDOS, LLC
2003-02-20MAPS — from NOVEL CONDOS, LLC
2003-02-20CDEC — from NOVEL CONDOS, LLC
2003-02-20CDEC — from NOVEL CONDOS, LLC
2003-02-20MAPS — from NOVEL CONDOS, LLC
2003-02-20MAPS — from NOVEL CONDOS, LLC
2002
2002-09-19Permit PL — ISSUED
2002-03-26DOB violation LL6291:
2002-01-18Permit AL — ISSUED
2001
2001-09-05Permit PL — ISSUED
2001-05-08Permit AL — ISSUED
2001-02-27DOB violation LL6291:
2000
2000-05-31Permit AL — ISSUED
2000-05-31Permit AL — ISSUED
2000-03-09Job filed: GUT RENOVATION OF SUBJECT PREMISES IN- CLUDING THE REPLACEMENT OF ALL INTERIOR PARTITIONS STAIRS, ROOFING, WINDOWS SYSTEMS, FINISHES, ETC.$315,000
2000-03-09Job filed: GUT RENOVATION OF SUBJECT PREMISES IN- CLUDING THE REPLACEMENT OF ALL INTERIOR PARTITIONS STAIRS, ROOFING, WINDOWS SYSTEMS, FINISHES, ETC.$315,000
2000-03-09Job filed: GUT RENOVATION OF SUBJECT PREMISES IN- CLUDING THE REPLACEMENT OF ALL INTERIOR PARTITIONS STAIRS, ROOFING, WINDOWS SYSTEMS, FINISHES, ETC.$315,000