A meaningful record of code violations or complaints relative to its peers. More recorded distress than 87% 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 20. In ZIP 11201, 70% 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
4 total — 1 class C (immediately hazardous), 0 class B, 3 class A. Oldest open since 2022-11-20.
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
7 service requests in the last three years. Most common: Illegal Parking (2) · Noise (1) · Food Establishment (1) · Food Poisoning (1) · Homeless Person Assistance (1) · Missed Collection (1).
Filed construction activity
$79,000 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 (1920)
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)
54 WILLOUGHBY LLC
Head officer
ALBERT LABOZ
Managing agent
EDMOND DWECK
Last registered
2025-10-07
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
$1,868,000
$840,600
2026
$1,905,000
$857,250
2027
$2,286,000
$1,028,700
The city's market estimate has risen
22% between tax years 2025 and 2027.
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick) 1 Food Establishment complaint to 311 at this address in the last three years (most often: Food Protection) · 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.
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
Jay St-MetroTech — A C F R · 150 ft straight-line (about a 1-minute walk) · station accessibility: full Hoyt St — 2 3 · 500 ft straight-line (about a 3-minute walk) · station accessibility: partial (Outbound only)
Bus
Nearest boarding stop: Jay St / Fulton St — B57 B62 B67 · 200 ft
Citi Bike
Lawrence St & Willoughby St · 150 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.
7 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $20,750,000 on
2025-01-03 (lender: First-Citizens Bank & Trust Company), covering 6 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
2025-05-02
CMTG $9,000,000 — from 142 LAWRENCE LLC; 56 WILLOUGHBY LLC; 146-148 LAWRENCE LLC; 144 LAWRENCE LLC; 140 LAWRENCE to FIRST-CITIZENS BANK & TRUST COMPANY
$9,000,000
2025-01-03
Mortgage $20,750,000 — from 56 WILLOUGHBY LLC; 140 LAWRENCE LLC; 136 LAWRENCE LLC; 54 WILLOUGHBY LLC; 146-148 LAWRENCE to FIRST-CITIZENS BANK & TRUST COMPANY
$20,750,000
2025-01-03
AL&R $20,750,000 — from 54 WILLOUGHBY LLC; 146-148 LAWRENCE LLC; 136 LAWRENCE LLC; 140 LAWRENCE LLC; 56 WILLOUGHBY to FIRST-CITIZENS BANK & TRUST COMPANY
$20,750,000
2006-08-08
Deed $1,700,000 — from KANATOUS, SHANE; KANATOUS, KISMET to 2 BELMONT AVENUE ASSOCIATES
$1,700,000
2003-03-20
Mortgage $122,134 — from KANATOUS, KISMET; KANATOUS, SHANE to INDEPENDENCE COMMUNITY BANK
$122,134
2000-06-29
Mortgage $250,000 — from KANATOUS, SHANE; KANATOUS, KISMET to INDEPENDENCE SAVINGSBANK
$250,000
Ten-year activity
20100
2017
2018
12
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
3
0
2
0
1
6
2018
0
1
0
0
9
10
2019
10
0
2
0
0
12
2020
0
0
1
0
0
1
2021
0
0
3
0
0
3
2022
0
0
8
0
0
8
2023
1
0
1
0
2
4
2024
0
0
6
0
0
6
2025
0
0
3
3
1
7
2026
0
0
2
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Restaurant inspection: XI'AN FAMOUS FOODS — grade A
2026-07-08
311: Missed Collection — Trash
2026-05-06
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
The full timeline
2026
2026-09-03Restaurant inspection: XI'AN FAMOUS FOODS — grade A
2026-07-08311: Missed Collection — Trash
2026-05-06HPD 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
2025-09-19311: Homeless Person Assistance — Non-Chronic
2025-08-28Restaurant inspection: XI'AN FAMOUS FOODS — grade A
2025-06-11HPD 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
2025-05-02CMTG $9,000,000 — from 142 LAWRENCE LLC; 56 WILLOUGHBY LLC; 146-148 LAWRENCE LLC; 144 LAWRENCE LLC; 140 LAWRENCE to FIRST-CITIZENS BANK & TRUST COMPANY$9,000,000
2025-02-18311: Food Poisoning — 1 or 2
2025-01-03Mortgage $20,750,000 — from 56 WILLOUGHBY LLC; 140 LAWRENCE LLC; 136 LAWRENCE LLC; 54 WILLOUGHBY LLC; 146-148 LAWRENCE to FIRST-CITIZENS BANK & TRUST COMPANY$20,750,000
2025-01-03AL&R $20,750,000 — from 54 WILLOUGHBY LLC; 146-148 LAWRENCE LLC; 136 LAWRENCE LLC; 140 LAWRENCE LLC; 56 WILLOUGHBY to FIRST-CITIZENS BANK & TRUST COMPANY$20,750,000
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
2024-05-13311: Illegal Parking — Blocked Bike Lane
2024-05-13311: Illegal Parking — Blocked Bike Lane
2024-04-12HPD 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
2024-01-22311: Noise — Noise: Construction Before/After Hours (NM1)
2023
2023-10-30Restaurant inspection: XI'AN FAMOUS FOODS — grade A
2023-07-12Job filed: mechanical work for exhaust hood in commercial kitchen of eating and drinking establishment.$1,000
2023-01-30Rodent inspection: Passed
2022
2022-12-29Bedbug filing: 0 infested units
2022-11-20HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2022-11-16311: HEAT/HOT WATER — APARTMENT ONLY
2022-11-16Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2022-03-21Bedbug filing: 0 infested units
2022-03-02HPD 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
2022-03-02HPD 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
2021-06-09311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-13HPD 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
2020-10-28311: Noise — Noise: Construction Before/After Hours (NM1)
2019
2019-11-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-11-27Job filed: INSTALL PLUMBING FIXTURES FOR EXISTING STORE.$10,000
2019-10-21Job filed: INTERIOR RENOVATION WITH MECHANICAL WORK FOR EXISTING STORE.$6,000
2019-09-24Job filed: INSTALL PLUMBING FIXTURES FOR EXISTING STORE.$10,000
2019-09-09Permit Mechanical Systems — Signed-off
2019-09-03Permit Plumbing — Permit Issued
2019-08-21Job filed: INSTALL PLUMBING FIXTURES FOR EXISTING STORE.$10,000
2019-08-21Job filed: INTERIOR RENOVATION WITH MECHANICAL WORK FOR EXISTING STORE.$6,000
2019-08-16Job filed: INTERIOR RENOVATION OF EXISTING STORE. PARTITION WORK ON 1ST FL. FIRE SUPPRESSION SYSTEM, PLUMBING, MECHANICAL WILL BE FILE UNDER SEPERATE APPLICATION$18,000
2019-08-16Job filed: INTERIOR RENOVATION OF EXISTING STORE. PARTITION WORK ON 1ST FL. FIRE SUPPRESSION SYSTEM, PLUMBING, MECHANICAL WILL BE FILE UNDER SEPERATE APPLICATION$18,000
2019-08-16Permit EW — ISSUED
2019-07-26311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018
2018-05-24Rodent inspection: Passed
2018-05-04Rodent inspection: Failed for Rat Activity
2018-04-23Rodent inspection: Bait applied
2018-04-06Rodent inspection: Bait applied
2018-03-15Rodent inspection: Bait applied
2018-03-06Rodent inspection: Bait applied
2018-03-01Rodent inspection: Bait applied
2018-02-28FDNY inspection (RISK)
2018-02-13Rodent inspection: Bait applied
2018-01-22Rodent inspection: Failed for Rat Activity
2017
2017-12-13Certificate of occupancy Final
2017-11-27Rodent inspection: Failed for Rat Activity and Other Reason
2016-12-07ECB CLASS - 2 violation: FAILURE TO PROVIDE APPROVED/ACCEPTED PLAN AT SITE AT TIME OF INSPECTION. APPROVED/ACCEPTED PLAN NOT PROVIDED AT SITE OF INSPECTION$1,250
2016-12-06DOB complaint, category ?
2016-11-15Certificate of occupancy Temporary
2016-10-31311: Consumer Complaint — Price Not Posted
2015-08-14311: General Construction/Plumbing — Building Shaking/Vibrating/Structural Stability
2015-08-14DOB complaint, category ?
2015-08-03Permit PL — ISSUED
2015-06-12Permit AL — ISSUED
2015-04-29311: Graffiti — Graffiti
2015-03-20Permit EW — ISSUED
2015-02-17Permit AL — ISSUED
2014
2014-10-01311: Graffiti — Graffiti
2014-08-26Permit PL — ISSUED
2014-02-25Permit PL — ISSUED
2014-02-25Permit EW — ISSUED
2014-02-12311: Water System — Other Water Problem (Use Comments) (WZZ)
2014-02-07Permit AL — ISSUED
2014-01-27311: Water System — Leak (Use Comments) (WA2)
2014-01-08311: Water System — Leak (Use Comments) (WA2)
2013
2013-10-15Permit AL — ISSUED
2013-02-19Rodent inspection: Passed
2012
2012-12-05Permit EW — ISSUED
2012-09-24Permit AL — ISSUED
2011
2011-12-13DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2010 INSPECTION REPORT
2011-10-26Permit PL — ISSUED
2011-10-25Permit PL — ISSUED
2011-09-16Permit AL — ISSUED
2011-05-06Job filed: INSTALLATION OF 30 LINEAR FEET OF HEAVY DUTY SIDEWALK SHED FOR BUILDING ALTERATION, FILED SEPARATELY. LIVE LOAD 300 PSF. SIDEWALK SHED SHALL COMPLY WI
2011-05-06Permit EQ — ISSUED
2011-05-03Permit EW — ISSUED
2010
2010-10-26Permit PL — ISSUED
2010-10-20Permit EW — ISSUED
2010-10-14Permit PL — ISSUED
2010-10-13Permit EQ — ISSUED
2010-10-13Permit EW — ISSUED
2010-10-13Permit EW — ISSUED
2010-10-07Job filed: INSTALL AUTOMATIC FIRE SUPPRESSION SYSTEM IN CONJUNCTION WITH JOB#320214497. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$4,000
2010-10-04Job filed: FILING A BOILER APPLICATION IN CONJUNCTION WITH ALTERATION 1 # 302278149 & TO OBTAIN FINAL PLUMBING SIGNOFF ON SAME. NO CHANGE IN USE, EGRESS OR O$4,680
2010-10-04Job filed: FILING A BOILER APPLICATION IN CONJUNCTION WITH ALTERATION 1 # 302278149 & TO OBTAIN FINAL PLUMBING SIGNOFF ON SAME. NO CHANGE IN USE, EGRESS OR O$4,680
2010-10-04Permit AL — ISSUED
2010-09-09Job filed: INTERIOR RENOVATION FOR FOOD STORE.INCLUDING PLUMBING AND MECHANICAL WORK.NO CHANGE IN USE,OCCUPANCY OR EGRESS.$138,600
2010-09-09Job filed: INTERIOR RENOVATION FOR FOOD STORE.INCLUDING PLUMBING AND MECHANICAL WORK.NO CHANGE IN USE,OCCUPANCY OR EGRESS.$138,600
2010-04-12Rodent inspection: Bait applied
2010-03-29Rodent inspection: Bait applied
2010-03-19Rodent inspection: Bait applied
2010-01-15Rodent inspection: Bait applied
2010-01-06Rodent inspection: Bait applied
2009
2009-12-31DOB violation LBLVIO:
2009-12-24Rodent inspection: Failed for Rat Activity
2009-10-28Permit PL — ISSUED
2009-10-15Permit AL — ISSUED
2009-10-06Rodent inspection: Failed for Rat Activity
2009-01-01DOB violation LL6291:
2008
2008-01-03DOB violation LL6291:
2007
2007-12-28DOB complaint, category ?
2007-10-03Permit AL — ISSUED
2007-03-27DOB complaint, category ?
2007-03-27DOB violation C:
2007-03-26DOB complaint, category ?
2007-01-22Job filed: CONVERT FLOORS 2 - 4 FROM COMMERCIAL TOCLASS A APARTMENTS RESIDENTIAL. REMOVE AND REPLACE EXIST-ING WOOD STAIR WITH NEW STEEL STAIR FROM 1ST FLOOR TO$150,000
2007-01-09Permit EW — ISSUED
2007-01-08Job filed: Interior demolition of partitions and plumbing fixtures as per plans herewith. No change to use, egress or occupancy.$40,000
2006
2006-08-30TL&R — from INDEPENDENCE COMMUNITY BANK to KANATOUS, KISMET
2006-08-30Mortgage satisfied — from KANATOUS, KISMET; KANATOUS, SHANE to INDEPENDENCE COMMUNITY REALTY CORP.
2006-08-08Deed $1,700,000 — from KANATOUS, SHANE; KANATOUS, KISMET to 2 BELMONT AVENUE ASSOCIATES$1,700,000
2003
2003-03-20AL&R — from INDEPENDENCE COMMUNITY BANK to KANATOUS, KISMET; KANATOUS, SHANE
2003-03-20Mortgage assigned — from INDEPENDENCE COMMUNITY REALTY CORP. to INDEPENDENCE COMMUNITY BANK
2003-03-20Mortgage $122,134 — from KANATOUS, KISMET; KANATOUS, SHANE to INDEPENDENCE COMMUNITY BANK$122,134
2003-03-20Mortgage assigned — from INDEPENDENCE COMMUNITY BANK to INDEPENDENCE COMMUNITY REALTY CORP.
2003-03-20Agreement — from INDEPENDENCE COMMUNITY BANK to KANATOUS, KISMET; KANATOUS, SHANE
2003-03-20PAT — from KANATOUS, SHANE to GONZALEZ, THOMAS
2000
2000-06-29PAT — from KANATOUS, SHANE to ARBEENY, MICHELE
2000-06-29Mortgage $250,000 — from KANATOUS, SHANE; KANATOUS, KISMET to INDEPENDENCE SAVINGSBANK$250,000
1999
1999-04-29Permit AL — ISSUED
1999-03-02DOB complaint, category ?
1999-02-24DOB violation C:
1999-02-24DOB violation Z:
1999-02-17Permit PL — ISSUED
1998
1998-12-11Permit EQ — ISSUED
1998-12-11Permit EW — ISSUED
1998-12-11Permit EW — ISSUED
1998-12-11Permit EW — ISSUED
1996
1996-02-15Deed — from KANATOUS, ROBERT/EXEC OF; BINKIN, IRVING/LWT to KANATOUS, KISMET; KANATOUS, SHANE