A sustained record of distress well beyond its peers. More recorded distress than 98% 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 110. In ZIP 10458, 34% of residential buildings hold an A and
24% 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
Open HPD violations
5 total — 0 class C (immediately hazardous), 5 class B, 0 class A. Oldest open since 1986-07-18.
status snapshot refreshed weekly from HPD records
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
49 service requests in the last three years. Most common: Noise (21) · Illegal Parking (7) · Damaged Tree (4) · Food Establishment (3) · Panhandling (3) · Vendor Enforcement (2).
Filed construction activity
$107,696 in permitted construction work filed since
2016 (8 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 (1903)
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)
PORTIA PROPERTIES III LLC
Head officer
DANA MESSINA
Managing agent
PORTIA PROPERTIES LLC
Last registered
2025-10-16
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
$3,401,000
$1,530,450
2026
$3,080,000
$1,386,000
2027
$3,038,000
$1,367,100
The city's market estimate has fallen
11% between tax years 2025 and 2027.
3 Food Establishment complaints to 311 at this address in the last three years (most often: Bare Hands in Contact w/ Food, Pesticide, Sewage), shared by 3 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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
2021 (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
Fordham Rd — B D · 0.7 mi straight-line (about a 17-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 3 Av / E 183 St — Bx15 · 0.2 mi
Citi Bike
E 188 St & Hughes Ave · 500 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.
49 311 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: $260,319 on
2013-04-17 (lender: Signature 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
2013-04-17
Agreement $3,450,000 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK
$3,450,000
2013-04-17
AL&R $3,450,000 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK
$3,450,000
2013-04-17
Mortgage $260,319 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK
$260,319
2007-08-15
AL&R $3,337,500 — from PORTIA PROPERTIES III LLC to CITIBANK, N.A.
$3,337,500
2007-08-15
Mortgage $3,337,500 — from PORTIA PROPERTIES III LLC to CITIBANK, N.A.
$3,337,500
2007-08-15
Deed $4,200,000 — from CINELLI, PAMELA; TEITELBAUM, CATALINA; MARTUSCELLI, NEIL A; CINELLI, ALBERT; MARIA SAVERIA to PORTIA PROPERTIES III, LLC
$4,200,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
42
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
13
0
6
19
2018
0
1
15
0
8
24
2019
4
1
4
0
5
14
2020
2
0
12
0
3
17
2021
0
0
14
0
4
18
2022
2
5
24
0
10
41
2023
0
2
4
0
7
13
2024
0
0
9
4
13
26
2025
0
0
32
0
10
42
2026
0
0
8
0
9
17
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-11-06AALR — from SIGNATURE BANK, NEW YORK, NEW YORK; IN ITS CAPACITY AS RECEIVER FOR; FEDERAL DEPOSIT INSUR to SIGNATURE BRIDGE BANK, N.A.
2024-11-06Mortgage assigned — from SIGNATURE BRIDGE BANK, N.A.; FEDERAL DEPOSIT INSURANCE CORPORATION; IN ITS CAPACITY AS REC to SIG CRE 2023 VENTURE LLC
2024-11-06Mortgage assigned — from IN ITS CAPACITY AS RECEIVER FOR; FEDERAL DEPOSIT INSURANCE CORPORATION; SIGNATURE BANK, NE to SIGNATURE BRIDGE BANK, N.A.
2024-11-06AALR — from IN ITS CAPACITY AS RECEIVER FOR; SIGNATURE BRIDGE BANK, N.A.; FEDERAL DEPOSIT INSURANCE CO to SIG CRE 2023 VENTURE LLC
2022-07-27Job filed: ERECT ILLUMINATED ACCESSORY CHANNEL LETTER WALL SIGN WITH BACKER PANEL, NON-FLASHING, NON-ADVERTISING SIGN, NO CHANGE IN USE, EGRESS, OR OCCUPANCY"$4,000
2022-06-16Rodent inspection: Failed for Rat Activity and Other Reason
2022-06-08Rodent inspection: Passed
2022-05-16Rodent inspection: Failed for Rat Activity and Other Reason
2022-04-14Bedbug filing: 0 infested units
2022-04-11Rodent inspection: Passed
2022-04-08Rodent inspection: Passed
2022-04-05311: Rodent — Rat Sighting
2022-03-18Rodent inspection: Passed
2022-03-15311: Rodent — Rat Sighting
2022-02-17FDNY inspection (RISK)
2022-02-17HPD 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
2022-01-18311: Blocked Driveway — No Access
2021
2021-12-18311: Vaccine Mandate Non-Compliance — Customer Proof of Vaccination Not Checked
2021-12-17Boiler inspection
2021-12-03311: HEAT/HOT WATER — APARTMENT ONLY
2021-12-03Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-11-05311: Dirty Condition — Trash
2021-10-30311: Dirty Condition — Trash
2021-08-19311: Sewer — Street Flooding (SJ)
2021-08-12Rodent inspection: Passed
2021-07-27Bedbug filing: 0 infested units
2021-06-21Rodent inspection: Failed for Rat Activity
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
2021-02-27311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2021-02-25311: Food Establishment — Bare Hands in Contact w/ Food
2021-02-10311: Consumer Complaint — Retail Store
2021-02-03311: NonCompliance with Phased Reopening — Business not in compliance
2021-01-05311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2020
2020-12-15311: NonCompliance with Phased Reopening — Business not in compliance
2020-12-03311: NonCompliance with Phased Reopening — Business not in compliance
2020-12-03311: NonCompliance with Phased Reopening — Business not in compliance
2020-08-29311: Damaged Tree — Branch Cracked and Will Fall
2020-08-24Rodent inspection: Passed
2020-08-20311: Damaged Tree — Branch Cracked and Will Fall
2020-08-19Rodent inspection: Passed
2020-08-19311: Damaged Tree — Branch Cracked and Will Fall
2020-05-22311: Non-Emergency Police Matter — Face Covering Violation
2020-04-25311: Food Establishment — Food Spoiled
2020-02-14311: Vending — Unlicensed
2019
2019-12-05Rodent inspection: Passed
2019-11-18Boiler inspection
2019-11-07Rodent inspection: Passed
2019-10-31Permit EW — ISSUED
2019-10-31Job filed: FILLING FOR INTERIOR RENOVATION WORK FOR EXISTING RESTAURANT, INCLUDING NEW FLOORING FOR KITCHEN AREA, INSTALL NEW METAL SHEET AROUND KITCHEN WALL AND$55,000
2019-10-28HPD 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
2019-10-21311: Broken Parking Meter — No Receipt
2019-10-12311: Illegal Tree Damage — Trunk Damaged
2019-09-12311: Elevator — Elevator - Single Device On Property/No Alternate Service
2019-09-12DOB complaint, category ?
2019-06-24Rodent inspection: Passed
2019-05-03Rodent inspection: Passed
2019-01-25Permit Sign — Signed-off
2019-01-15Job filed: install illuminated sign on wall$1,000
2017-10-07HPD class B: § 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
2016-06-01ECB CLASS - 1 violation: 51, B154 IMPROPER VENTING FROM HOT WATER HEATER TO CHIMNEY PROVIDE ACCESS TO CHIMNEY BASE TO CHECK VENTING. *DO NOT OPERATE HOT W$1,000
2016-05-13311: Sustainability Enforcement — Sustainability Enforcement Work Order
2016-05-13DOB complaint, category ?
2016-05-12DOB complaint, category ?
2016-04-25DOB violation C:
2016-04-20DOB complaint, category ?
2016-03-30Job filed: INSTALL KITCHEN FIRE SUPPRESSION SYSTEM AS SHOW ON PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY.NYC-NEW BUSINESS ACCELERATION TEAM$5,000
2016-02-23Job filed: MINOR INTERIOR WORK WITH INSTALLATION OF NEW GAS LINE FOR NEW EQUIPMENT & STOREFRONT. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$18,950
2016-02-23Job filed: MINOR INTERIOR WORK WITH INSTALLATION OF NEW GAS LINE FOR NEW EQUIPMENT & STOREFRONT. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$18,950
2016-01-21311: New Tree Request — For One Address
2016-01-13311: New Tree Request — For One Address
2015
2015-12-05311: Broken Muni Meter — Coin or Card Did Not Register
2015-11-01311: Graffiti — Graffiti
2015-10-01HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2014-04-29ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONST DOCUMENTS &/OR APPROVED AMENDMENTS FOR ALT III JOB #220206435 THE INSTALLATION OF A NON-IL$500
2013-10-15311: Industrial Waste — Grease In Sewer/Catch Basin (IDG)
2013-10-03Permit PL — ISSUED
2013-09-30Permit EW — ISSUED
2013-09-30Permit EW — ISSUED
2013-09-19Job filed: INTERIOR WORK,MINOR PARTITIONS,NEW TOILETS & PLUMBING FIXTURES FOR EATING AND DRINKING ESTABLISHMENT.$50,000
2013-09-04Job filed: TENANT INFILL FOR PEACHWAVE YOGURT STORE. PREVIOUSLY WAS A RESTAURANT.$61,002
2013-09-04Job filed: TENANT INFILL FOR PEACHWAVE YOGURT STORE. PREVIOUSLY WAS A RESTAURANT.$61,002
2013-08-29Rodent inspection: Passed
2013-08-27Rodent inspection: Passed
2013-07-10Permit AL — ISSUED
2013-07-10Job filed: MINOR ALTERATION OF NON-BEARING INTERIOR PARTITION, AND REPLACE EXISTING FLOOR TILES NO CHANGE IN EGRESS, USE, AND OCCUPANCY$5,000
2013-05-02Rodent inspection: Passed
2013-05-02Rodent inspection: Passed
2013-04-17Agreement $3,450,000 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK$3,450,000
2013-04-17AL&R $3,450,000 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK$3,450,000
2013-04-17TL&R — from JPMORGAN CHSE BANK to PORTIA PROPERTIES III LLC
2013-04-17Mortgage assigned — from JP MORGAN CHASE BANK, N.A. to SIGNATURE BANK
2013-04-17Mortgage $260,319 — from PORTIA PROPERTIES III LLC to SIGNATURE BANK$260,319
2008-09-03Job filed: REFURBISH EXISTING STORE INSTALL NEW PLUMBING AND FIRE SUPRESSION SYSTEM AS SHOWN ON PLAN. NO CHANGE IN USE OCCUPANCY OR EGRESS.$20,000
2007
2007-08-15AL&R $3,337,500 — from PORTIA PROPERTIES III LLC to CITIBANK, N.A.$3,337,500
2007-08-15Mortgage $3,337,500 — from PORTIA PROPERTIES III LLC to CITIBANK, N.A.$3,337,500
2007-08-15PAT — from CINELLI, ALBERT B to CINELLI, PETER B
2007-08-15PAT — from TEITELBAUM, CATALINA to CINELLI, PETER B
2007-08-15PAT — from POWERS, DOROTHY to CINELLI, PETER B
2007-08-15Deed $4,200,000 — from CINELLI, PAMELA; TEITELBAUM, CATALINA; MARTUSCELLI, NEIL A; CINELLI, ALBERT; MARIA SAVERIA to PORTIA PROPERTIES III, LLC$4,200,000
2004
2004-11-10Job filed: INSTALLATION OF A 100,000 BTU CEILING MO UNTED GAS HEATER.$5,000
2003
2003-06-24Permit EW — ISSUED
2003-06-16Job filed: Upgrade existing fire suppression system, as shown on plan. No change in use, occupancy, or egress.$3,000
2000
2000-09-07Permit PL — ISSUED
2000-08-25Permit PL — ISSUED
2000-02-01DOB complaint, category ?
1999
1999-07-16DOB complaint, category ?
1999-06-07Permit EW — ISSUED
1999-06-04DOB complaint, category ?
1999-03-23Permit PL — ISSUED
1998
1998-11-18Permit EW — ISSUED
1998-11-09Permit SG — ISSUED
1998-05-01DOB complaint, category ?
1997
1997-04-18ECB Non-Hazardous violation: WORK WITHOUT A PERMIT (NOTED) INSTALLATION A ILLUMNSTED ALONG THE FRONT AND SIDE OF BUILDING. REMEDY: OBTAIN APPROVALS AND PERMIT $350
1997-04-18DOB complaint, category ?
1997-02-10DOB violation LL6291:
1995
1995-04-13Permit PL — ISSUED
1995-01-03Permit EQ — ISSUED
1995-01-03Permit EW — ISSUED
1992
1992-02-14Permit EW — ISSUED
1991
1991-10-30ECB Non-Hazardous violation: FAILURE TO OBTAIN A EQUIPMENT USE PERMIT FOR CEILING AIR CONDITION AT 1ST STY. REMEDY: FILE AND OBTAIN APPROVAL & PERMIT FOR UNIT.
1991-10-29DOB complaint, category ?
1990
1990-01-22DOB complaint, category ?
1987
1987-09-14HPD class B: SECTION 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ETC AT 3 STY PUBLIC HALL.
1987-09-14HPD class B: SECTION 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS BULKHEAD OVER PUBLIC STAIR ROOF.
1986
1986-07-18HPD class B: D26-10.01, 10.05 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS BULKHEAD TO ROOF.
1986-07-18HPD class B: D26-10.01, 10.05 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ARTICLES 3 STY PUB HALL LANDING.