The city's published records show little recorded distress here in the last three years. Less recorded distress than 75% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty
points per 10 units; this building carries 5. In ZIP 11215, 70% of residential buildings hold an A and
4% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
2 total — 1 class C (immediately hazardous), 0 class B, 1 class A. Oldest open since 2016-03-20.
status snapshot refreshed weekly from HPD records
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
10 service requests in the last three years. Most common: Street Condition (7) · General Construction/Plumbing (1) · Noise (1) · HEAT/HOT WATER (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 (1885)
Yes
Six or more residential units (8)
No
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. 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)
873 UNION STREET LTD PART
Head officer
GEORGE KOTSONIS
Managing agent
KOTSONIS ORGANIZATION LLC.
Last registered
2025-10-11
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
$2,614,000
$1,176,300
2026
$2,091,000
$940,950
2027
$1,914,000
$861,300
The city's market estimate has fallen
27% between tax years 2025 and 2027.
Building systems
Heating fuel
NO2FUEL
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
Grand Army Plaza — 2 3 · 950 ft straight-line (about a 5-minute walk) · station accessibility: none 7 Av — B Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 7 Av / Union St — B67 B69 · 250 ft
Citi Bike
Berkeley Pl & 7 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.
10 311 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: $26,630 on
2022-01-04 (lender: JPMorgan Chase Bank, N.A). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-01-04
Mortgage $26,630 — from 873 UNION STREET LIMITED PARTNESHIP to JPMORGAN CHASE BANK, N.A
$26,630
2022-01-04
Agreement $1,925,000 — from 873 UNION STREET LIMITED PARTNESHIP to JPMORGAN CHASE BANK, N.A
$1,925,000
2016-04-11
Mortgage $957,688 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.
$957,688
2016-04-11
Agreement $1,920,000 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.
$1,920,000
2016-04-11
Agreement $1,920,000 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.
$1,920,000
2011-07-07
AL&R $1,050,000 — from 873 UNION STREET LIMITED PARTNERSHIP to CAPITAL ONE, N.A.
$1,050,000
2011-07-07
Agreement $1,050,000 — from 873 UNION STREET LIMITED PARTNERSHIP to CAPITAL ONE, N.A.
$1,050,000
2011-07-07
Mortgage $237,995 — from 873 UNION STREET LIMITED PARTNERSHIP to CAPITAL ONE, N.A.
$237,995
2005-11-07
Mortgage $884,000 — from 873 UNION STREET LIMITED PARTNERSHIP to WASHINGTON MUTUAL BANK
$884,000
2002-04-25
Mortgage $295,006 — from 873 UNION STREET LP to CARVER FEDERAL SAVINGS BANK
$295,006
1997-05-05
Mortgage $90,000 — from KOTSONIS, GEORGE to CARVER FEDERAL SAVINGS BANK
$90,000
1997-05-05
Mortgage $210,000 — from KOTSONIS, GEORGE to FIRST FIDELITY BANKN.A.; FIRST UNION NATIONALBANK
$210,000
1997-05-05
Mortgage $210,000 — from KOTSONIS, GEORGE to FIRST FIDELITY BANKN.A.; FIRST UNION NATIONALBANK
$210,000
1996-08-28
Mortgage $1,080,000 — from KOTSONIS, GEORGE to FIRST FIDELITY BANKN.A.; FIRST UNION NATIONALBANK
$1,080,000
1992-07-16
Mortgage $649,135 — from KOTSONIS, GEORGE; KOTSONIS, PENELOPE to VILLAGE BANK
$649,135
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
2024
13
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
0
0
1
2018
0
1
0
1
2
2019
0
5
0
1
6
2020
0
3
0
2
5
2021
0
6
0
0
6
2022
0
2
3
1
6
2023
1
4
0
1
6
2024
3
2
0
2
7
2025
0
12
0
1
13
2026
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.
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-07
311: Street Condition — Cave-in
2025-12-02
311: Street Condition — Cave-in
The full timeline
2026
2026-05-05Bedbug filing: 0 infested units
2026-05-05Bedbug filing: 0 infested units
2026-01-13Boiler inspection
2025
2025-12-27311: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-27Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-07311: Street Condition — Cave-in
2025-12-02311: Street Condition — Cave-in
2025-08-16311: Street Condition — Cave-in
2025-08-14311: Street Condition — Cave-in
2025-08-04311: Street Condition — Cave-in
2025-08-04311: Street Condition — Cave-in
2025-07-14311: Street Condition — Cave-in
2025-06-24Bedbug filing: 0 infested units
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
2022-03-07Mortgage assigned — from FEDERAL DEPOSIT INSURANCE CORPORATION to JPMORGAN CHASE BANK, NATIONAL ASSOC.
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
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
2022-01-04Mortgage $26,630 — from 873 UNION STREET LIMITED PARTNESHIP to JPMORGAN CHASE BANK, N.A$26,630
2022-01-04Agreement $1,925,000 — from 873 UNION STREET LIMITED PARTNESHIP to JPMORGAN CHASE BANK, N.A$1,925,000
2021
2021-11-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-08-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-08-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-05-06Bedbug filing: 0 infested units
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
2020-09-01Boiler inspection
2020-06-10311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-02-26Boiler inspection — defects found
2020-02-19311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-02-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-10-31HPD 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
2019-06-08311: Vending — In Prohibited Area
2019-04-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-01-31Boiler inspection
2019-01-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018
2018-07-06Boiler inspection
2018-07-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017
2017-02-22311: New Tree Request — For One Address
2016
2016-07-28311: Dead/Dying Tree — Planted More Than 2 Years Ago
2016-04-11Mortgage assigned — from CAPITAL ONE, N.A. to JPMORGAN CHASE BANK, N.A.
2016-04-11Mortgage $957,688 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.$957,688
2016-04-11Agreement $1,920,000 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.$1,920,000
2016-04-11Agreement $1,920,000 — from 873 UNION STREET L.P. to JPMORGAN CHASE BANK, N.A.$1,920,000
2016-04-11TL&R — from CAPITAL ONE, N.A. to 873 UNION STREET L.P.
2016-03-20HPD class A: SECTION 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BO
2016-03-20HPD class C: SECTION 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNE
2016-03-20HPD class A: SECTION 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES,