A meaningful record of code violations or complaints relative to its peers. More recorded distress than 90% 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 27.5. In ZIP 10461, 78% 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
Open HPD violations
8 total — 2 class C (immediately hazardous), 0 class B, 6 class A. Oldest open since 2021-04-05.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years (winter 2024–25: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
6 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Illegal Parking (2) · Street Condition (1) · Street Light Condition (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 (1924)
No
Six or more residential units (4)
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)
PHH MORTGAGE CORPORATION
Head officer
COLLEEN MCENTEE
Managing agent
GUARDIAN ASSET MANAGEMENT
Last registered
2024-04-09
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
$717,000
$322,650
2026
$590,000
$265,500
2027
$708,000
$318,600
The city's market estimate has fallen
1% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 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
Buhre Av — 6 · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Westchester Av / Buhre Av — Bx24 · 0.2 mi
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.
6 311 service requests from this address in the last three years — 2 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: $356,000 on
2004-05-25 (lender: New Century Mortgage Corpporation), covering 2 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
2025-06-24
Deed $850,000 — from GRASSO, JOHN to PECKERHOOD LLC
$850,000
2025-06-18
Sold for $850,000
$850,000
$212,500
2019-05-22
AMTX $313,697 — from GRASSO, JOHN to OCWEN LOAN SERVICING, LLC
$313,697
2004-05-25
Deed $400,000 — from PEDI FAMILY SPRINKING TRUST to JOHN, GRASSO
$400,000
2004-05-25
Mortgage $356,000 — from JOHN, GRASSO to NEW CENTURY MORTGAGE CORPPORATION
$356,000
Ten-year activity
1050
2017
2018
2019
2020
2021
2022
2023
2024
8
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
2
0
0
2
2018
0
1
0
0
1
2019
1
3
1
1
6
2020
1
1
0
0
2
2021
0
7
0
0
7
2022
0
1
0
0
1
2023
0
3
0
0
3
2024
0
6
0
0
6
2025
0
4
4
0
8
2026
0
3
0
0
3
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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
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
2026-04-30HPD 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
2026-03-10311: Street Light Condition — Street Light Out
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
2025-08-11Mortgage satisfied — from GRASSO, JOHN to LASALLE BANK NATIONAL ASSOCIATION; OCWEN LOAN SERVICING, LLC; PHH MORTGAGE CORPORATION; U.
2025-06-24Deed $850,000 — from GRASSO, JOHN to PECKERHOOD LLC$850,000
2025-06-24Mortgage satisfied — from GRASSO, JOHN to NEW YORK NATIONAL BANK
2025-06-18Sold for $850,000$850,000
2025-06-05HPD 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
2025-05-22311: Illegal Parking — Paper License Plates
2024
2024-11-25HPD 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
2024-11-13311: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-13311: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-04-03HPD 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
2023-03-17HPD 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
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
2021
2021-11-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-09-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-05HPD 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
2021-04-05HPD 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
2020-06-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-03-21ECB CLASS - 2 violation: VIOLATION OF PARKING REGULATIONS IN A R5A RESIDENTIAL DISTRICT. DRIVING OVER PUBLIC SIDEWALK AND GRASS AREA AND USING SOUTH SIDE Y$1,250
2019
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
2019-08-15311: Blocked Driveway — No Access
2019-05-22AMTX $313,697 — from GRASSO, JOHN to OCWEN LOAN SERVICING, LLC$313,697
2019-03-15311: General Construction/Plumbing — Curb Cut/Driveway/Carport - Illegal
2019-03-15DOB complaint, category ?
2019-02-26Rodent inspection: Passed
2018
2018-11-26311: Derelict Vehicle — With License Plate
2017
2017-11-14HPD 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
2017-01-16311: Snow — E9 Snow / Icy Sidewalk
2016
2016-12-29311: Street Condition — Pothole
2015
2015-10-05HPD 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
2015-08-31311: Noise — Noise: Construction Before/After Hours (NM1)
2012-06-28Mortgage assigned — from HUDSON VALLEY BANK, N.A.; HUDSON VALLEY BANK to ARS INVESTORS II 2012-1 HVB, LLC
2006
2006-01-12Mortgage — from GRASSO, JOHN to NEW YORK NATIONAL BANK
2004
2004-05-25Deed $400,000 — from PEDI FAMILY SPRINKING TRUST to JOHN, GRASSO$400,000
2004-05-25Mortgage $356,000 — from JOHN, GRASSO to NEW CENTURY MORTGAGE CORPPORATION$356,000
2002
2002-12-30Deed — from PEDI, FRANK; PEDI, MARY to DICARRADO, CONNIE; PEDI, JOHN; PEDI, FRANK C.
2002-12-30Deed — from DICARRADO, CONNIE; PEDI, JOSEPH; PEDI, FRANK C.; PEDI, JOHN to DICARRADO, CONNIE/TR; PEDI, JOHN/TR; PEDI, FRANK C./TR; PEDI, JOSEPH/TR; PEDI FAMILY SPRIN
1983
1983-12-09Deed — from PEDI, FRANK to PEDI, MARY; PEDI, FRANK
1979
1979-12-12Deed — from PEDI CUSTODE to CUSTODE PEDI; FRANK PEDI