A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. In ZIP 10465, 88% of residential buildings hold an A and
3% 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
No 311 service requests from this address in the last three years.
Filed construction activity
$26,268 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
No
Built before 1974 (2018)
No
Six or more residential units (1)
No
421-a / J-51 tax benefit on the current tax roll
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). 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
2024-12-23
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
$505,000
$30,300
2026
$458,000
$27,480
2027
$410,000
$24,600
The city's market estimate has fallen
19% between tax years 2025 and 2027.
Flood exposure
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood
maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
In the city's stormwater flood map only under the extreme-storm
scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
3 street-flooding or sewer-backup complaints at this address since
2010 (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
Bus
Nearest boarding stop: Pennyfield Av / Harding Av — Bx40 · 450 ft
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.
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: $598,500 on
2006-05-10 (lender: Option One Mortgage Corporation). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2006-05-10
Deed $665,000 — from DIAZILVA, MIRIAM to MCLEAN, RAS; WINFREE, GINA R; MCLEAN, JEWEL E
$665,000
2006-05-10
Mortgage $598,500 — from WINFREE, GINA R; MCLEAN, RAS; MCLEAN, JEWEL E to OPTION ONE MORTGAGE CORPORATION
$598,500
2002-02-14
Mortgage $240,000 — from DIAZILVA, MIRIA to OPTION ONE MORTGAGECORPORATION
$240,000
1999-01-07
Mortgage $190,000 — from DIAZILVA, MIRIAM to FEDERAL STANDARD MORTGAGE BANKING CORP.
$190,000
1995-11-28
Mortgage $45,900 — from WHEATON, CHRISTINE R.; WHEATON, JOANNE to CIT GROUP/ CONSUMERFINANCE INC.
$45,900
1993-11-01
Mortgage $26,200 — from WHEATON, JOANNE/CO-AD; WHEATON, MARGOT/EST; WHEATON, CHRISTINE/CO-AD to SMALL BUSINESS ADMIN/ADM
$26,200
1993-08-06
Mortgage $26,200 — from WHEATON, JOANNE/CO-ADMN; WHEATON, CHRISTINE/CO AD; WHEATON, MARGOT/CO-AD OF to SMALL BUSINESS ADMIN/USA
$26,200
1993-04-09
Mortgage $50,400 — from WHEATON, JOANNE; WHEATON, CHRISTINE R. to NEW YORK SBA SERVICEOFF
$50,400
Ten-year activity
20100
2017
13
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
6
0
0
0
0
6
2018
5
3
4
1
0
13
2019
1
2
3
0
1
7
2020
1
0
4
2
0
7
2021
0
0
2
0
0
2
2022
0
0
1
0
0
1
2023
0
0
1
0
0
1
2024
0
0
0
0
0
0
2025
0
0
1
0
0
1
2026
2
0
0
0
0
2
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Job filed: INSTALLATION OF PHOTOVOLTAIC SOLAR ARRAY ON EXISTING ROOF SYSTEM AS PER PLANS.
2025-11-24
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
2026-08-25Permit Solar — Permit Issued
2026-08-24Job filed: INSTALLATION OF PHOTOVOLTAIC SOLAR ARRAY ON EXISTING ROOF SYSTEM AS PER PLANS.$26,268
2025
2025-11-24HPD 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
2023
2023-10-16311: Water System — Leak (Use Comments) (WA2)
2022
2022-05-25311: Illegal Parking — Blocked Hydrant
2021
2021-12-16311: Blocked Driveway — Partial Access
2021-10-29311: Missed Collection — Trash
2020
2020-12-20311: Urinating in Public — N/A
2020-09-07311: Blocked Driveway — No Access
2020-09-07311: Blocked Driveway — No Access
2020-09-06311: Blocked Driveway — No Access
2020-06-26Certificate of occupancy Final
2020-01-23ZONE — from CRAGNOLIN ENGINEERING AND DESIGN
2020-01-23CERT — from CRAGNOLIN ENGINEERING AND DESIGN to CITY OF NEW YORK
2019
2019-08-20Rodent inspection: Passed
2019-07-25Certificate of occupancy Temporary
2019-07-03311: General Construction/Plumbing — Building - Vacant, Open And Unguarded
2019-07-03DOB complaint, category ?
2019-06-19311: Vacant Lot — 8 Request to Clean Vacant Lot
2019-05-06311: Construction Safety Enforcement — CSE - Sweep
2019-05-06DOB complaint, category ?
2018
2018-12-05311: Sustainability Enforcement — Sustainability Enforcement Work Order
2018-12-05DOB complaint, category ?
2018-11-28Permit PL — ISSUED
2018-11-19311: Dirty Conditions — E13 Throw-Out
2018-10-24Permit NB — ISSUED
2018-10-23Permit EQ — ISSUED
2018-10-22Mortgage assigned — from FKA OPTION ONE MORTGAGE CORPORATION; SAND CANYON CORPORATION to AS TRUSTEE FOR ASSET BACKED SECURITIES C; SERIES OOMC 2006-HE5, ASSET BACKED PASS-; U.S. B
2018-01-03311: Building Marshals office — Unlicensed/Illegal/Improper Work In Progress
2018-01-03DOB complaint, category ?
2018-01-03ECB CLASS - 2 violation: FAILURE TO POST/PROPERTY POST PERMITS FOR WORK. AT PREMISES NOTED: AT TIME OF INSPECTION WORK PREMISES FOR JOB#'S 220608901,ISSUED
2017
2017-11-02Permit NB — ISSUED
2017-11-02Permit EQ — ISSUED
2017-09-06Permit EQ — ISSUED
2017-09-06Permit DM — ISSUED
2017-09-06Job filed: NYC BIB APP#-007351-BIN 2079001-WORK PERFORMED UNDER A NYC DDC BIB SPECIAL PROJECT IN ACCORDANCE WITH NYC LL-1341/2016. PARTIAL HAND-HELD DEMO/PARTIAL
2017-09-06Job filed: NYC BIB APP#-007351-BIN 2079001-WORK PERFORMED UNDER A NYC DDC BIB SPECIAL PROJECT IN ACCORDANCE WITH NYC LL-1341/2016. PARTIAL HAND-HELD DEMO/PARTIAL
2016
2016-10-26Job filed: BUILD IT BACK APP-007351 SEPARATE SPRINKLERS FILING (<31 HEADS)
2016-08-10311: Blocked Driveway — No Access
2016-06-20Job filed: BUILD IT BACK APP-007351 RECONSTRUCTION OF A DETACHED, TWO STORY 1 FAMILY RESI DENCE ON PODIUM FOUNDATION.
2006-06-07Mortgage satisfied — from DIAZILVA, MIRIAM to OPTION ONE MORTGAGECORPORATION
2006-05-10Deed $665,000 — from DIAZILVA, MIRIAM to MCLEAN, RAS; WINFREE, GINA R; MCLEAN, JEWEL E$665,000
2006-05-10Mortgage $598,500 — from WINFREE, GINA R; MCLEAN, RAS; MCLEAN, JEWEL E to OPTION ONE MORTGAGE CORPORATION$598,500
2006-03-02Permit EW — ISSUED
2006-02-23Job filed: Legalize replacement of partial wood roofs, exterior attic wood walls & interior partitions at rear of dwelling and existing garage. Add Bar-B-Q s$10,000
2004
2004-09-21Mortgage assigned — from OPTION ONE MORTGAGE CORPORATION to WELLS FARGO BANK MINN., AS TRUSTEE FOR O
2002
2002-04-03Mortgage satisfied — from DIAZILVA, MIRIAM to FEDERAL STANDARD MORTGAGE BANKING CORP.
2002-02-14Mortgage $240,000 — from DIAZILVA, MIRIA to OPTION ONE MORTGAGECORPORATION$240,000
2001
2001-03-26ECB Non-Hazardous violation: WORK WITHOUT A PERMIT WORK NOTED:CONSTRUCTION OF A NEW WOOD ROOF,NEW EXTERIOR WOOD WALLS AND NEW INTERIOR SHEETROCK PARTITIONS CON
2000
2000-12-28Mortgage satisfied — from WHEATON, MARGOT/ADMIN OF; WHEATON, CHRISTINE R./CO ADMIN; WHEATON, JOANNE/CO ADMIN to U.S. SMALL BUSINESSADMINISTRATION
2000-08-04ECB Non-Hazardous violation: WORK W/O A PERMIT. WORK NOTED: CONSTRUCTION OF A NEW WOOD ROOF, NEW EXTERIOR WOOD WALLS AND NEW INTERIOR SHEETROCK PARTITIONS CONV$500
2000-07-31DOB complaint, category ?
2000-03-28DOB complaint, category ?
1999
1999-11-08Mortgage assigned — from FEDERAL STANDARD MORTGAGE BANKING CORP. to NORWEST MORTGAGE, INC.
1999-08-12ECB Non-Hazardous violation: WORK WITHOUT A PERMIT. WORK NOTED STANDING CONCRETE BLOCK APPROX 7'-0"BY 10'-0" HIGH. ALL WORK COMPLETED BETWEEN THE HOUSE AND GAR$500
1999-06-10Mortgage satisfied — from WHEATON, CHRISTINE R.; WHEATON, JOANNE to CITY GROUP/CONSUMERFINANCE, INC.
1999-05-24Mortgage satisfied — from WHEATON, JOANNE/CO-ADMIN; WHEATON, CHRISTINE R./CO-ADMIN; WHEATON, MARGOT/EST/OF to U.S. SMALL BUSINESSADMINISTRATION
1999-05-24Mortgage satisfied — from WHEATON, CHRISTINE R.; WHEATON, JOANNE to U.S. SMALL BUSINESSADMINISTRATION
1999-04-06DOB complaint, category ?
1999-03-23ECB Non-Hazardous violation: WORK WITHOUT A PERMIT. WORK NOTED: HAVING CONSTRUCTED A SECOND STORY STRUCTURE APPROX. 30'X 10'X 10'HIGH WITH ROOF AND ALUMINUM S$2,500
1999-03-11DOB complaint, category ?
1999-01-07Mortgage $190,000 — from DIAZILVA, MIRIAM to FEDERAL STANDARD MORTGAGE BANKING CORP.$190,000
1999-01-07Deed — from WHEATON, JOANNE; WHEATON, CHRISTINE R. to DIAZILVA, MIRIAM
1998
1998-12-09ECB Non-Hazardous violation: WORK WITHOUT A PERMTI WORK NOTED CONSTRUCTION OF A NEW WOOD ROOF NEW EXTERIOR WOOD WALLS AND NEW INTERIOR SHEETROCK PARTITIONS FOR$2,500
1998-12-07DOB complaint, category ?
1998-12-02DOB complaint, category ?
1998-12-02DOB complaint, category ?
1997
1997-02-21RTXL — from WHEATON, MARGOT
1997-02-21Deed — from WHEATON, JOANNE/ ADMIN; WHEATON, MARGOT/ ESTATE OF to WHEATON, CHRISTINE R.; WHEATON, JOANNE
1995
1995-11-28Mortgage $45,900 — from WHEATON, CHRISTINE R.; WHEATON, JOANNE to CIT GROUP/ CONSUMERFINANCE INC.$45,900
1993
1993-11-01Mortgage $26,200 — from WHEATON, JOANNE/CO-AD; WHEATON, MARGOT/EST; WHEATON, CHRISTINE/CO-AD to SMALL BUSINESS ADMIN/ADM$26,200
1993-08-06Mortgage $26,200 — from WHEATON, JOANNE/CO-ADMN; WHEATON, CHRISTINE/CO AD; WHEATON, MARGOT/CO-AD OF to SMALL BUSINESS ADMIN/USA$26,200
1993-04-09Mortgage $50,400 — from WHEATON, JOANNE; WHEATON, CHRISTINE R. to NEW YORK SBA SERVICEOFF$50,400
1992
1992-09-24Mortgage assigned — from YORKVILLE FED S/ASN/RC O; RESOLUTION TR CORP/REC to NORTH SIDE SAVINGS BANK
1992-09-24Mortgage satisfied — from QUARTO, FRANK; QUARTO, EVA
1973
1973-04-23Deed — from QUARTO EVA; QUARTO FRANK to MARGOT WHEATON
1972
1972-12-06Deed — from AZIF DAVID; AZIF SUZANNE to FRANK QUARTO; EVA QUARTO
1972-12-06Mortgage — from QUARTO EVA; QUARTO FRANK to YORKVILLE SAVINGS AND LOAN ASSOCIATION
1971
1971-08-18Deed — from THOMSEN CARL L EX OF to SUZANNE AZIF; DAVID AZIF
1971-08-18Mortgage — from AZIF SUZANNE; AZIF DAVID to KNICKERBOCKER FEDERAL SAVINGS AND LOAN A