The city's published records show little recorded distress here in the last three years. Less recorded distress than 62% 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 10. In ZIP 10026, 38% of residential buildings hold an A and
13% 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
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
6 heat or hot-water complaints in the last three years (winter 2024–25: 4 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
4
’24–25
2
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
28 service requests in the last three years. Most common: Noise (15) · Illegal Parking (4) · HEAT/HOT WATER (3) · Rodent (2) · Non (1) · Illegal Dumping (1).
Filed construction activity
$155,000 in permitted construction work filed since
2016 (16 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 (1910)
Yes
Six or more residential units (14)
Yes
421-a / J-51 tax benefit on the current tax roll
3 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 with HPD — the names behind the building
Registered owner(s)
TRIANGLE EQUITIES LLC
Head officer
ROBERT EZRAPOUR
Managing agent
K&R REALTY MANAGEMENT, INC
Last registered
2025-10-08
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
$3,578,000
$1,610,100
2026
$3,804,000
$1,711,800
2027
$4,293,000
$1,931,850
The city's market estimate has risen
20% between tax years 2025 and 2027.
Tax exemptions on the roll: J51
Building systems
Heating fuel
NATURALGAS
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
2014 (0 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
116 St — B C · 800 ft straight-line (about a 4-minute walk) · station accessibility: none 125 St — A B C D · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Frederick Douglass Blvd / W 119 St — M10 · 100 ft
Citi Bike
Frederick Douglass Blvd & W 117 St · 550 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.
28 311 service requests from this address in the last three years — 3 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: $2,700,000 on
2016-09-29 (lender: First Republic Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2016-09-29
Mortgage $2,700,000 — from TRIANGLE EQUITIES LLC to FIRST REPUBLIC BANK
$2,700,000
2016-09-29
AL&R $2,700,000 — from TRIANGLE EQUITIES LLC to FIRST REPUBLIC BANK
$2,700,000
2007-09-10
Mortgage $929,831 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
$929,831
2001-01-16
Mortgage $200,000 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
$200,000
1999-07-22
Mortgage $3,620,000 — from TRIANGLE EQUITIES, LLC to COMMUNITY PRESERVATION CORPORATION
$3,620,000
1999-07-22
Mortgage $1,275,000 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
$1,275,000
Ten-year activity
100500
54
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
49
0
5
54
2018
0
0
30
0
2
32
2019
0
2
33
0
3
38
2020
0
0
12
0
1
13
2021
11
0
19
0
1
31
2022
12
0
17
0
3
32
2023
0
0
11
0
4
15
2024
0
0
15
2
6
23
2025
0
0
7
0
7
14
2026
0
0
15
0
4
19
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-07-12Rodent inspection: Failed for Rat Activity
2024-07-01311: Illegal Dumping — Removal Request
2024-05-15Boiler inspection
2024-04-03Bedbug filing: 0 infested units
2024-04-02Mortgage assigned — from JPMORGAN CHASE BANK, N.A.; FEDERAL DEPOSIT INSURANCE CORPORATION; FIRST REPUBLIC BANK to JPMORGAN CHASE BANK NATIONAL ASSOCIATION
2024-04-02Mortgage assigned — from FIRST REPUBLIC BANK; JPMORGAN CHASE BANK, N.A; FEDERAL DEPOSIT INSURANCE CORPORATION to JPMORGAN CHASE BANK NATIONAL ASSOCIATION
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
2024-02-24311: Illegal Parking — Blocked Hydrant
2024-02-21311: Non-Emergency Police Matter — Other (complaint details)
2024-02-18311: Illegal Parking — Blocked Hydrant
2024-01-19Rodent inspection: Passed
2023
2023-12-18Bedbug filing: 0 infested units
2023-12-18Bedbug filing: 0 infested units
2023-09-21311: Illegal Parking — Blocked Bike Lane
2023-08-03HPD class C: § 27-2005, 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING HOOK AND LATCH AT THE BUILDING ENTRANCE
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
2023-02-27Rodent inspection: Passed
2023-01-09Rodent inspection: Failed for Rat Activity
2022
2022-12-21Bedbug filing: 0 infested units
2022-12-21Bedbug filing: 0 infested units
2022-08-12Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$11,000
2022-08-01Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$11,000
2022-05-05HPD class C: § 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER THE CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 5A, 5th STORY, 1st AP
2022-05-05HPD class C: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT THE CEILING IN THE 1st ROOM FROM NORTH
2022-04-04Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$11,000
2022-03-18Bedbug filing: 0 infested units
2022-03-18Bedbug filing: 0 infested units
2022-03-16Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$9,000
2022-03-03Permit Sign — Signed-off
2022-03-03Permit Sign — Signed-off
2022-02-21Permit Mechanical Systems — Signed-off
2022-02-15HPD 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
2022-02-15HPD 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
2022-02-15Job filed: ILLUMINATED BUSINESS ACCESSORY WALL SIGN DOUBLE FACE. NO CHANGE TO USE, EGRESS OR OCCUPANCY$1,200
2022-02-15Job filed: ILLUMINATED BUSINESS ACCESSORY WALL SIGN. NO CHANGE TO USE, EGRESS OR OCCUPANCY$2,800
2022-01-17311: HEAT/HOT WATER — APARTMENT ONLY
2022-01-17Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2022-01-14Job filed: Application to renovate existing restaurant into a new pizzeria. (No change to use, egress, or occupancy)$25,000
2022-01-12Job filed: Installation of 25 feet of ductwork for commercial kitchen exhaust. (No change to use, egress, or occupancy)$1,000
2022-01-03Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$9,000
2021
2021-12-23311: HEAT/HOT WATER — APARTMENT ONLY
2021-12-23Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-12-20HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE ... IN THE ENTRANCE LOCATED AT APT
2021-12-20HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORT
2021-12-20HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 5A, 5th STORY, 1st APARTMENT
2021-12-20HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BASEMENT DOOR LOCKED AT BOILER ROOM
2021-12-18311: HEAT/HOT WATER — APARTMENT ONLY
2021-12-18Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-12-13Bedbug filing: 0 infested units
2021-12-09Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$9,000
2021-12-01Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$9,000
2021-11-29311: HEAT/HOT WATER — APARTMENT ONLY
2021-11-29Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-11-27311: PLUMBING — WATER SUPPLY
2021-11-27311: HEAT/HOT WATER — APARTMENT ONLY
2021-11-27Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-11-27Tenant complaint: PLUMBING — WATER SUPPLY
2021-10-22Permit Plumbing — Signed-off
2021-10-20Permit General Construction — Signed-off
2021-10-15311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-10-05Permit Construction Fence — Signed-off
2021-10-05Permit Mechanical Systems — Signed-off
2021-08-19Job filed: Application to renovate existing restaurant into a new pizzeria. (No change to use, egress, or occupancy)$25,000
2021-06-30Job filed: REPLACE AND RENOVATE KITCHEN HOOD AND EXHAUST SYSTEM FOR EATING AND DRINKING ESTABLISHMENT NO CHANGE IN OCCUPANCY, USE GROUP OR EGRESS, ALT II FILED $18,000
2021-05-03Job filed: PLUMBING FILING IN CONJUNCTION WITH ALT-2 FOR RENOVATION OF EXISTING RESTAURANT IN TO A PIZZA STORE. (No change to use, egress, or occupancy)$11,000
2021-05-03Job filed: APPLICATION FILED FOR TEMPORARY CONSTRUCTION FENCE IN CONJUNCTION WITH DOB NOW APPLICATION #M00508463$1,000
2021-05-03Job filed: Installation of 25 feet of ductwork for commercial kitchen exhaust. (No change to use, egress, or occupancy)$1,000
2018-10-05HPD 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
2016-10-26HPD 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
2013-09-25HPD class C: § 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CI
2013-04-02311: Noise - Residential — Loud Television
2013-01-24311: Non-Residential Heat — Inadequate or No Heat
2013-01-09311: Noise — Noise: Jack Hammering (NC2)
2012
2012-11-04HPD class C: § 27-2005 ADM CODE FIRE ESCAPE DEFECTIVE. PROPERLY SECURE METAL TREAD 7TH AND 12TH FROM BOTTOM UP AT NORTH WEST FIRE ESCAPE BALCONY , 2nd ST
2012-11-04HPD class C: § 27-2005 ADM CODE FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING METAL TREAD 11TH FROM BOTTOM UP AT WEST NORT
2012-11-02311: HEATING — HEAT
2012-11-02311: HEATING — HEAT
2012-11-01Tenant complaint: HEATING — HEAT RELATED
2012-10-31Tenant complaint: HEATING — HEAT RELATED
2012-01-17311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2012-01-14311: HEATING — HEAT
2012-01-14Tenant complaint: HEATING — HEAT RELATED
2012-01-05311: HEATING — HEAT
2012-01-05Tenant complaint: HEATING — HEAT RELATED
2012-01-04311: HEATING — HEAT
2012-01-04Tenant complaint: HEATING — HEAT RELATED
2011
2011-12-19311: HEATING — HEAT
2011-12-19Tenant complaint: HEATING — HEAT RELATED
2011-12-12311: HEATING — HEAT
2011-12-12Tenant complaint: HEATING — HEAT RELATED
2011-10-24311: HEATING — HEAT
2011-10-24Tenant complaint: HEATING — HEAT RELATED
2011-05-06Tenant complaint: HEATING — HEAT RELATED
2011-05-03Rodent inspection: Passed
2011-05-03311: General Construction/Plumbing — Failure To Maintain
2011-01-17311: HEATING — HEAT
2011-01-17Tenant complaint: HEATING — HEAT RELATED
2010
2010-12-23311: HEATING — HEAT
2010-12-23Tenant complaint: HEATING — HEAT RELATED
2010-10-12Tenant complaint: HEATING — HEAT RELATED
2010-05-14311: General Construction/Plumbing — Failure To Maintain
2010-05-14DOB complaint, category ?
2010-04-19ECB CLASS - 1 violation: FAILURE TO MAINTAIN BLDG IN CODE COMPLIANT MANNER 1-VERTICLE CRACKS THROUGHOUT 2-WEST FIRE ESCAPE WESTSIDE STRUCTURE AT DROP LADDE$1,000
2010-04-13Rodent inspection: Passed
2010-03-02ECB CLASS - 1 violation: PROPERTY OWNER ACTING AS OUTDOOR ADVERTISING COMPANY. FAILURE TO OBTAIN OAC REGISTRATION # WHILE ENGAGING IN OUTDOOR ADVERTISING B$5,000
2010-03-02ECB CLASS - 1 violation: OUTDOOR ADVERTISING COMPANY SIGN PROHIBITED IN C1-4 DISTRICT. (WWW.454MANHATTAN.COM) REM: REMOVE ILLEGAL SIGN.$5,000
2010-03-02ECB CLASS - 1 violation: OUTDOOR ADVERTISING COMMPANY SIGN EXCEEDS MAX HEIGHT OF 25 FT. IN A C2-8 DISTRICT. SIGN APPROX. (WWW.454MANHATTAN.COM) REM: REMOVE$5,000
2010-03-02ECB CLASS - 1 violation: OUTDOOR ADVERTISING COMPANY SIGN ON DISPLAY W/O A PERMIT. (WWW.454MANHATTAN.COM) PARTIAL STOP WORK. REM: REMOVE ILLEGAL SIGN.$5,000
2010-02-23311: HEATING — HEAT
2010-02-23Tenant complaint: HEATING — HEAT RELATED
2010-01-07311: Special Projects Inspection Team (SPIT) — Advertising Sign/Billboard/Posters/Flexible Fabric - Illegal
2010-01-07DOB complaint, category ?
2008
2008-05-03Tenant complaint: HEATING — HEAT RELATED
2008-05-03Tenant complaint: HEATING — HEAT RELATED
2008-05-02Tenant complaint: HEATING — HEAT RELATED
2007
2007-11-14DOB complaint, category ?
2007-11-01ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BLDG WALL NOTED: DISLODGED DISPLACED CRACKED AND SPALLING SEGMENTS OF SILLS LINTELS AND BRICK SHELVES$800
2007-09-10Mortgage $929,831 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR$929,831
2007-02-28HPD litigation: Heat and Hot Water
2007-02-08Tenant complaint: HEATING — HEAT RELATED
2007-02-06Tenant complaint: HEATING — HEAT RELATED
2002
2002-09-06Permit EW — ISSUED
2002-06-06Job filed: INSTALL FIRE PROTECTION SYSTEN IN EXISTING RANGE HOOD THAT WAS INSTALLED UNDER APPLICATION #102592464 AS PER PLANS FILED HEREWITH$5,000
2002-04-23Permit PL — ISSUED
2002-03-26DOB violation LL6291:
2002-03-19Permit AL — ISSUED
2002-03-12Job filed: ALL WORK WAS FILED UNDER ALTERATION 2 D.O.B# 102592464 THIS APPLICATION BEING FILED TO OBTAIN NEW CO TO SHOW CHANGE IN OCCUPANCY / USE IN CELLAR AND O$100
2001
2001-06-26Permit EW — ISSUED
2001-06-26Permit EW — ISSUED
2001-06-26Permit EQ — ISSUED
2001-06-06Job filed: CONSTRUCT BAR AND RESTUARANT AS PER PLANS FILED HEREWITH$21,000
2001-02-02SAGE — from TRIANGLE EQUITIES, LLC
2001-02-02EASE — from TRIANGLE EQUITIES, LLC to TRIANGEL EQUITIES, LLC
2001-01-16Agreement — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
2001-01-16Agreement — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
2001-01-16SAGE — from COMMUNITY PRESERVATION CORPORATION; TRIANGLE EQUITIES, LLC
2001-01-16SAGE — from CITY OF NEW YORK
2001-01-16Mortgage assigned — from COMMUNITY PRESERVATION CORPORATION to NEW YORK CITY HOUSING DEVELOPMENT CORPOR
2001-01-16Mortgage $200,000 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR$200,000
2000
2000-08-21Permit AL — ISSUED
2000-02-17Permit PL — ISSUED
2000-02-07DOB violation LL6291:
2000-01-12Permit PL — ISSUED
2000-01-12Permit EW — ISSUED
1999
1999-12-22Permit EQ — ISSUED
1999-11-28ECB Non-Hazardous violation: WORK WITHOUT A PERMIT. EXPIRED PERMIT SIDEWALK SHED AT FRONT ISSUED UNDER PERMIT 101947725 HAS EXPIRED ON 11/23/98. RENEW SIDEWA
1999-11-08Permit AL — ISSUED
1999-09-22Permit EW — ISSUED
1999-07-22Agreement — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORP.
1999-07-22Agreement — from CITY OF NEW YORK (HPD) to COMMUNITY PRESERVATION CORP.
1999-07-22Mortgage $3,620,000 — from TRIANGLE EQUITIES, LLC to COMMUNITY PRESERVATION CORPORATION$3,620,000
1999-07-22Deed — from DEPT. OF HOUSING PRESERVATION AND DEVELO to TRIANGLE EQUITIES, LLC.
1999-07-22Mortgage assigned — from TRIANGLE EQUITIES LLC to COMMUNITY PRESERVATION CORP.
1999-07-22Mortgage $1,275,000 — from TRIANGLE EQUITIES, LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR$1,275,000
1999-07-22Agreement — from CITY OF NEW YORK (HPD) to TRIANGLE EQUITIES, LLC
1999-04-03DOB violation C:
1999-04-03ECB Hazardous violation: HAZARDOUS: SIDEWALK SHED UNSAFE: IN THAT SHED IS LEANING TOWARD STREETAND IS NOT PROPERLY SECURED INTO BUILDING. REMEDY: MAKE SIDE$5,000
1999-04-03DOB violation C:
1999-03-16DOB violation LL6291:
1998
1998-10-14Permit EQ — ISSUED
1998-05-04DOB violation LL6291:
1997
1997-09-16DOB violation LL6291:
1996
1996-08-09Permit EQ — ISSUED
1996-08-09Permit EW — ISSUED
1995
1995-08-29DOB violation LL6291:
1994
1994-03-18DOB violation LL6291:
1993
1993-03-18DOB violation LL6291:
1973
1973-10-30Deed — from 2210 8TH AVE REALTYCORP to WOODS, JOE
1969
1969-08-20Agreement — from 2210 8TH AVE REALTYCORP to GRAMMER, MAX; FERNANDEZ, FRANK D
1969-08-20Deed — from 2210 REALTY CORP to 2210 8TH AVE REALTYCORP
1969-01-15Mortgage — from 2210 REALTY CORP to GRAMMER, MAX; FERNANDEZ, FRANK D