A modest record — below the level that usually signals systemic problems. More recorded distress than 65% 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 33. 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
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
4 heat or hot-water complaints in the last three years (winter 2025–26: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
8 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Dead Animal (1) · UNSANITARY CONDITION (1) · Noise (1) · Illegal Parking (1) · Damaged Tree (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 (1887)
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)
898 UNION STREET REALTY LLC
Head officer
NICHOLAS G 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
$2,672,000
$1,202,400
2026
$2,138,000
$962,100
2027
$2,165,000
$974,250
The city's market estimate has fallen
19% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
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.
1 street-flooding or sewer-backup complaints at this address since
2015 (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
Subway
Grand Army Plaza — 2 3 · 800 ft straight-line (about a 4-minute walk) · station accessibility: none 7 Av — B Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Grand Army Plaza / Flatbush Av — B41 · 600 ft
Citi Bike
Grand Army Plaza & Plaza St West · 300 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.
8 311 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: $457,369 on
2017-09-08 (lender: Dime Community Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2017-09-08
SMTG $867,631 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK
$867,631
2017-09-08
Agreement $1,325,000 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK
$1,325,000
2017-09-08
Mortgage $457,369 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK
$457,369
2017-09-08
AL&R $1,325,000 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK
$1,325,000
2017-09-07
Agreement $3,943,777 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK
$3,943,777
2012-11-19
AL&R $4,375,000 — from 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC to INVESTORS BANK
$4,375,000
2012-11-19
Agreement $4,375,000 — from 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK
$4,375,000
2012-11-19
Mortgage $1,044,468 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK
$1,044,468
2008-07-29
Mortgage $3,500,000 — from 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK
$3,500,000
2008-07-17
Mortgage $993,750 — from 898 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK
$993,750
2008-07-17
AL&R $993,750 — from 898 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK
$993,750
2008-07-17
Deed $1,366,000 — from JOHN SHOFI, AS EXECUTOR; THE ESTATE OF ALICE MERHIGE to 898 UNION STREET REALTY LLC
$1,366,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
2024
17
2025
2026
Housing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Housing & tenants
Ownership & money
Health & systems
Total
2017
3
7
0
10
2018
2
0
5
7
2019
3
0
2
5
2020
2
0
1
3
2021
6
0
3
9
2022
3
0
1
4
2023
1
0
1
2
2024
4
0
2
6
2025
16
0
1
17
2026
2
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class B: § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVI
2025-11-12
HPD class B: § 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN AC
2025-11-12
HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER ABOVE THE TEMPERATURE OF 130 DEGREES FAHRENHEIT IN THE
2025-11-12
HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2025-11-12
HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2025-11-12
HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2025-11-12
HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2025-11-11
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-11
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-08
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-08
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
The full timeline
2026
2026-05-05Bedbug filing: 0 infested units
2026-02-24311: Abandoned Vehicle — With License Plate
2026-01-13Boiler inspection
2025
2025-11-12HPD class B: § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVI
2025-11-12HPD class B: § 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN AC
2025-11-12HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER ABOVE THE TEMPERATURE OF 130 DEGREES FAHRENHEIT IN THE
2025-11-12HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2025-11-12HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2025-11-12HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2025-11-12HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2025-11-11311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-11Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-08311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-08Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-06-25Bedbug filing: 0 infested units
2025-06-19311: Damaged Tree — Tree Leaning/Uprooted
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
2022-03-02HPD 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
2021-04-13HPD 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
2018-07-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-06-13Rodent inspection: Passed
2018-04-09Rodent inspection: Bait applied
2018-03-29Rodent inspection: Failed for Rat Activity and Other Reason
2018-01-29Rodent inspection: Failed for Rat Activity
2018-01-11311: Rodent — Rat Sighting
2018-01-02Boiler inspection
2017
2017-11-26311: Traffic — Congestion/Gridlock
2017-11-04311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017-09-08SMTG $867,631 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$867,631
2017-09-08Agreement $1,325,000 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$1,325,000
2017-09-08Mortgage $457,369 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$457,369
2017-09-08AL&R $1,325,000 — from 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$1,325,000
2017-09-07Agreement $3,943,777 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$3,943,777
2017-09-07Mortgage assigned — from INVESTORS BANK to DIME COMMUNITY BANK
2017-09-07TL&R — from INVESTORS BANK to 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC
2017-03-04311: Street Condition — Pothole
2015
2015-06-16HPD class B: SECTION 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN DRAIN PIPE AT FRONT YARD
2014-06-06311: Standing Water — Container - Over 5 Gallons
2013
2013-06-21311: Hazardous Materials — Chemical Odor (HD1)
2012
2012-11-19Mortgage satisfied — from 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC; 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK
2012-11-19TL&R — from FIRST CENTRAL SAVINGS BANK
2012-11-19AL&R $4,375,000 — from 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC to INVESTORS BANK$4,375,000
2012-11-19Agreement $4,375,000 — from 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK$4,375,000
2012-11-19Mortgage $1,044,468 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK$1,044,468
2012-11-19Mortgage assigned — from FIRST CENTRAL SAVINGS BANK to INVESTORS BANK
2012-05-30City emergency repair (OMO): perform total lead analysis of 03 dust wipe sample(s) via environmental protection agency (epa) sw8453050-7420 method ut$13
2012-05-16City emergency repair (HWO): l/l-1 (clean only) thoroughly re-clean the following areas as per new york city health code section 173.14 and as noted $220
2012-05-09City emergency repair (OMO): perform total lead analysis of 04 dust wipe sample(s) via environmental protection agency (epa) sw8453050-7420 method ut$17
2012-03-26311: PLUMBING — RADIATOR
2012-03-26311: GENERAL CONSTRUCTION — MOLD
2012-03-26311: PLUMBING — RADIATOR
2012-03-26311: PAINT - PLASTER — WALLS
2012-03-26311: PLUMBING — RADIATOR
2012-03-26Tenant complaint: PLUMBING — RADIATOR
2012-03-26Tenant complaint: PLUMBING — RADIATOR
2012-03-26Tenant complaint: PAINT/PLASTER — WALL
2012-03-26Tenant complaint: GENERAL — MOLD
2012-03-26Tenant complaint: PLUMBING — RADIATOR
2008
2008-10-24Tenant complaint: HEATING — HEAT RELATED
2008-10-23Tenant complaint: HEATING — HEAT RELATED
2008-07-29Mortgage $3,500,000 — from 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$3,500,000
2008-07-17Mortgage $993,750 — from 898 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$993,750
2008-07-17AL&R $993,750 — from 898 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$993,750
2008-07-17Deed $1,366,000 — from JOHN SHOFI, AS EXECUTOR; THE ESTATE OF ALICE MERHIGE to 898 UNION STREET REALTY LLC$1,366,000