A meaningful record of code violations or complaints relative to its peers. More recorded distress than 89% 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 21. In ZIP 11215, 70% of residential buildings hold an A and
4% 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
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
5 service requests in the last three years. Most common: UNSANITARY CONDITION (1) · Missed Collection (1) · HEAT/HOT WATER (1) · Curb Condition (1) · Lead (1).
Filed construction activity
$50,000 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
Yes
Built before 1974 (1920)
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)
116 GARFIELD PLACE LLC
Head officer
LOUIS A KESSEL
Managing agent
NEW YORK CITY MANAGEMENT
Last registered
2026-07-30
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
$3,314,000
$1,491,300
2026
$3,448,000
$1,551,600
2027
$2,758,000
$1,241,100
The city's market estimate has fallen
17% between tax years 2025 and 2027.
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
Union St — R · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none 7 Av — F G · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 5 Av / Garfield Pl — B63 · 550 ft
Citi Bike
1 St & 6 Ave · 350 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.
5 311 service requests from this address in the last three years — 1 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: $26,423 on
2022-03-28 (lender: Equity Now, INC) (recorded via MERS). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-03-28
M&CON $26,423 — from KESSEL, LOUIS to EQUITY NOW, INC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$26,423
2022-03-28
Mortgage $26,423 — from KESSEL, LOUIS to EQUITY NOW, INC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$26,423
2014-07-21
Mortgage $801,950 — from KESSEL, LOUIS A to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$801,950
2012-08-14
Mortgage $270,000 — from KESSEL, LOUIS A to MERS INC
$270,000
2003-09-15
Mortgage $448,819 — from KESSEL, LOUIS A to WELLS FARGO BANK N.A.
$448,819
2003-07-29
Agreement $508,506 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE , INC
$508,506
2003-07-29
Mortgage $9,494 — from KESSEL, LOUIS A
$9,494
2001-05-21
Mortgage $97,914 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE INC
$97,914
1997-11-06
Mortgage $448,000 — from KESSEL, LOUIS A to CHASE MANHATTAN BANK
$448,000
Ten-year activity
50250
33
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
1
30
0
2
33
2018
0
7
1
2
10
2019
0
4
0
0
4
2020
0
4
0
0
4
2021
0
5
0
0
5
2022
0
2
5
0
7
2023
0
1
0
0
1
2024
0
2
0
0
2
2025
0
6
0
0
6
2026
0
3
0
0
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
The full timeline
2026
2026-08-13311: Lead — Lead Kit
2026-05-08311: Curb Condition — Broken Curb
2026-03-24Bedbug filing: 0 infested units
2025
2025-12-23311: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-23Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-05-04HPD class C: 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND A
2019-08-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-08-06311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-01-17311: HEAT/HOT WATER — ENTIRE BUILDING
2019-01-17Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2018
2018-12-07Rodent inspection: Passed
2018-11-02Rodent inspection: Failed for Rat Activity
2018-10-31HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FRONT YARD
2018-10-31HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2018-10-17HPD 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
2018-05-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-05-16Deed — from KESSEL, LOUIS A to LOUIS KESSEL, AS TRUSTEE; THE LOUIS KESSEL REVOCABLE LIVING TRUST
2017
2017-12-27Rodent inspection: Passed
2017-07-29City emergency repair (HWO): abate the free standing radiator at 2nd story public hall.$91
2017-07-12Rodent inspection: Passed
2017-06-27City emergency repair (OMO): at apt. #3, room north (1) ----- using similar materials properly repair approx. 6 sq ft of broken plastered surfaces at$287
2017-06-22City emergency repair (OMO): properly repair with similar material the defective brownstone / cementious landing at the top of stoop. fill in and smo$380
2017-06-11HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2017-06-11HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF FREE STANDING RADIATOR AT PUBLIC HALL, 2nd STORY
2017-06-11HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF MULTIPLE HOUSEHOLD PERSONAL BELONGINGS THROUGHOUT ALL STORIES AT PUBLIC HALL
2017-06-05311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017-06-01HPD class C: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CONCRETE TOP STEP AT STOOP, 1st STORY
2017-06-01HPD class C: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT NORTH WALL IN THE PRIVATE HALLWAY LOCAT
2017-06-01HPD class C: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE 1st ROOM FROM NORTH AT EAST
2017-06-01HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 3,
2017-06-01HPD class B: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... APPROXIMATELY 4 SF AT CEILING IN THE BATHROOM LOCATE
2017-06-01HPD class A: § 27-2005 ADM CODE REFIT LOWER AND UPPER WINDOW SASH IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH
2017-06-01HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR TILE IN THE PRIVATE HALLWAY LOCATED AT APT 3, 3
2017-06-01HPD class B: § 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FROM EAST AT
2017-05-31311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017-05-18Tenant complaint: GENERAL — BELL/BUZZER/INTERCOM
2017-05-02311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017-05-02311: Illegal Parking — Blocked Hydrant
2017-01-31Permit AL — ISSUED
2016
2016-12-05MLEA — from KESSEL, LOUIS A to NEW YORK SMSA LIMITED PARTNERSHIP; VERIZON WIRELESS
2016-10-05Job filed: INSTALLATION OF TELECOMMUNICATIONS ANTENNAS, GPS ANTENNAS, RELATED EQUIPMENT CABINETS, AND RELATED SAFETY RAILING ON THE ROOF. ALL IN CONFORMANCE WITH$50,000
2015
2015-10-09HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-07-15FDNY inspection (RISK)
2014
2014-07-30Mortgage satisfied — from KESSEL, LOUIS A to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; EQUITY NOW INC
2014-07-21Mortgage $801,950 — from KESSEL, LOUIS A to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS$801,950
2013
2013-03-04HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF A FREE-STANDING RADIATOR AT PUBLIC HALL, 4th STORY
2013-03-04HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF AIR CONDITIONERS, BICYCLES, SHOPVAC, TABLE AND OTHER HOUSEHOLD ITEMS AT PUBLI
2013-01-22City emergency repair (OMO): apt 2: as per the requirement contract with hpd, provide and install 8 window guards thorughout entire apartment. remove$448
2012
2012-12-20HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING BALUSTER AT PUBLIC HALL STAIRS, 2nd STORY
2012-12-20HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING 4 BALUSTERS AT PUBLIC HALL STAIRS, 4th STORY
2012-12-20HPD class C: SECTION 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW Y
2012-12-18311: HEATING — HEAT
2012-12-18Tenant complaint: HEATING — HEAT RELATED
2012-09-19Rodent inspection: Passed
2012-09-04311: Rodent — Rat Sighting
2012-08-28Mortgage satisfied — from KESSEL, LOUIS A to WELLS FARGO BANK, N.A.
2012-08-14Mortgage $270,000 — from KESSEL, LOUIS A to MERS INC$270,000
2012-03-01Rodent inspection: Failed for Rat Activity
2012-02-09Rodent inspection: Failed for Rat Activity and Other Reason
2011-08-16ECB CLASS - 1 violation: AT TIME OF INSP OBSERVED THE ILLEGAL CREATION OF WORK AT CELLAR LVL FOR SLEEPING & LIVING QUARTERS W/O PERMIT ILLEGAL WORK NOTED E$1,600
2011-08-16ECB CLASS - 2 violation: AT TIME OF INSP OBSERVED AT CELLAR LVL OF PREMISES THE ILLEGAL OCCUPANCY OF ROOM LOCATED TO REAR OF BOILER ROOM AS LIVING SLEEPING$1,200
2011-08-15311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2011-08-15DOB complaint, category ?
2011-08-12311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2011-08-12DOB complaint, category ?
2011-07-29311: Building/Use — Illegal Conversion Of Residential Building/Space
2011-07-29DOB complaint, category ?
2011-07-28311: GENERAL CONSTRUCTION — DOORS
2011-07-28Tenant complaint: GENERAL — DOORS
2011-05-14311: Unleashed Dog — Unleashed Dog in Public
2009
2009-07-17Mortgage satisfied — from KESSEL, LOUIS A to WELLS FARGO BANK, N.A.
2003
2003-09-15Mortgage $448,819 — from KESSEL, LOUIS A to WELLS FARGO BANK N.A.$448,819
2003-07-29Agreement $508,506 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE , INC$508,506
2003-07-29Mortgage $9,494 — from KESSEL, LOUIS A$9,494
2003-05-01HPD 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
2001
2001-05-21Mortgage $97,914 — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE INC$97,914
2001-05-21Agreement — from KESSEL, LOUIS A to WELLS FARGO HOME MORTGAGE INC
2001-05-21Mortgage assigned — from GE CAPITAL MORTGAGESERVICES INC to WELLS FARGO HOME MORTGAGE
2000
2000-10-13Mortgage assigned — from CHASE MANHATTAN MORTGAGE CORPORATION to GE CAPITAL MORTGAGESERVICES INC
1999
1999-10-26Mortgage assigned — from CHASE MANHATTAN BANK to CHASE MANHATTAN MORTGAGE CORPORATION
1999-09-20DOB complaint, category ?
1999-06-07Permit PL — ISSUED
1999-01-21Permit AL — ISSUED
1998
1998-10-08DECL — from KESSEL, LOUIS A
1998-02-06Permit PL — ISSUED
1998-01-26Permit EW — ISSUED
1997
1997-11-06Mortgage $448,000 — from KESSEL, LOUIS A to CHASE MANHATTAN BANK$448,000
1997-11-06Deed — from VARGAS, JOSE R; VARGAS, ALICIA to KESSEL, LOUIS A
1995
1995-12-04Mortgage satisfied — from QUINONES, PEDRO; QUINONES, JOSE TOLLENS; QUINONES, NOEMI to SPRINGFIELD EQUITIESLTD
1988
1988-06-21HPD class B: D26-10.01, 10.05 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS STAIR BULKHEAD TO ROOF.
1974
1974-06-14Deed — from QUINONES PEDRO; QUINONES JOSE T; QUINONES NOEMI to VARGAS JOSE R; VARGAS ALICIA
1970
1970-09-16Mortgage assigned — from SPRINGFIELD EQUITIES LTD to FED NATL MTGE ASSOC
1970-08-25Deed — from HERNANDEZ AUREA; HERNANDEZ JUAN to QUINONES JOSE T; QUINONES PEDRO; QUINONES NOEMI
1970-08-25Mortgage — from QUINONES JOSE T; QUINONES NOEMI; QUINONES PEDRO to SPRINGFIELD EQUITIES LTD
1969
1969-03-07Mortgage assigned — from EASTERN SERVICE CORPN to FEDERAL NATIONAL MTGE ASSN
1969-01-29Mortgage assigned — from INTER COUNTY TITLE GUARANTY AND MORTGAGE to EASTERN SERVICE CORPN
1969-01-29Mortgage — from HERNANDEZ AUREA; HERNANDEZ JUAN to INTER COUNTY TITLE GUARANTY & MORTGAGE C