The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. 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
10 total — 1 class C (immediately hazardous), 6 class B, 3 class A. Oldest open since 1981-08-11.
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
3 service requests in the last three years. Most common: Missed Collection (3).
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 (1893)
Yes
Six or more residential units (10)
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)
53 MONTGOMERY PLACE HOUSING CORP
Head officer
FONDA DUVANEL
Managing agent
SMOLIN & ALTAMURA LLP
Last registered
2026-07-29
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
$3,199,000
$1,439,550
2026
$2,559,000
$1,151,550
2027
$2,593,000
$1,166,850
The city's market estimate has fallen
19% 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
Grand Army Plaza — 2 3 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Flatbush Av / Grand Army Plaza — B41 · 1,000 ft
Citi Bike
Garfield Pl & 8 Ave · 700 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.
3 311 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.
Most recent mortgage recorded against this lot: $220,000 on
2019-10-24 (lender: Flushing 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
2025-09-08
RPTT&RET $420,000 — from RM FAMILY REALTY, LLC to MILLER, PATRICIA B
$420,000
2025-08-26
Sold for $420,000
$420,000
$42,000
2020-12-21
RPTT&RET $395,000 — from EMILY BRENNAN, EMILY EL CHAMI F/K/A to STANDFEST, KAITLYN; STANDFEST, CHRISTINE; STANDFEST, ROY
$395,000
2020-11-20
Sold for $395,000
$395,000
$39,500
2019-10-24
Mortgage $220,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to FLUSHING BANK
$220,000
2019-10-24
AL&R $220,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to FLUSHING BANK
$220,000
2017-03-30
RPTT&RET $455,700 — from HART, MARIA T; HART, DAVID E to MOURA, TIAGO K; MOURA, NIRLA TAIS KONRATH
$455,700
2017-03-29
Sold for $455,700
$455,700
$45,570
2013-08-08
RPTT&RET $258,500 — from FINSTON, MARGARET; FINSTON, DEBORAH to BRENNAN, EMILY
$258,500
2012-04-05
RPTT&RET $10,000 — from POLY PREP COUNTRY DAY SCHOOL to RM FAMIL;Y REALTY, LLC
$10,000
2011-07-21
RPTT&RET $307,500 — from ALBERT, CLAUDIA H to DINOVELLI, DONNA M
$307,500
2011-01-25
RPTT&RET $350,000 — from LISCHI, NICOLA MR.; STRONGI, BIAGIO to HART, DAVID E; HART, MARIA T MRS.
$350,000
2009-10-07
AL&R $210,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to NATIONAL CONSUMER COOPERATIVE BANK; NCB
$210,000
2009-10-07
Mortgage $210,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to NCB; NATIONAL CONSUMER COOPERATIVE BANK
$210,000
2006-08-28
RPTT&RET $300,000 — from ETTINGER, JONATHAN to ALBERT, CLAUDIA H
$300,000
Ten-year activity
20100
2017
2018
2019
2020
11
2021
2022
2023
2024
2025
2026
Housing & tenantsOwnership & money
Show as table
Year
Housing & tenants
Ownership & money
Total
2017
1
2
3
2018
4
0
4
2019
7
2
9
2020
3
3
6
2021
10
1
11
2022
6
0
6
2023
3
0
3
2024
2
0
2
2025
2
2
4
2026
0
0
0
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2021-04-12HPD 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
2021-04-12HPD 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
2018-06-24311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017
2017-05-07311: Missed Collection (All Materials) — 1RG Missed Recycling Paper
2017-03-30RPTT&RET $455,700 — from HART, MARIA T; HART, DAVID E to MOURA, TIAGO K; MOURA, NIRLA TAIS KONRATH$455,700
2017-03-29Sold for $455,700$455,700
2016
2016-11-14HPD 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
2015-10-13HPD 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
2015-06-25311: Noise — Noise, Barking Dog (NR5)
2015-06-15311: Water System — Dirty Water (WE)
2015-06-15311: Water System — Dirty Water (WE)
2015-04-26311: Missed Collection (All Materials) — 1RG Missed Recycling Paper
2013
2013-09-29311: Missed Collection (All Materials) — 1RG Missed Recycling Paper
2013-08-08RPTT&RET $258,500 — from FINSTON, MARGARET; FINSTON, DEBORAH to BRENNAN, EMILY$258,500
2012
2012-04-05RPTT&RET $10,000 — from POLY PREP COUNTRY DAY SCHOOL to RM FAMIL;Y REALTY, LLC$10,000
2011
2011-07-21RPTT&RET $307,500 — from ALBERT, CLAUDIA H to DINOVELLI, DONNA M$307,500
2011-01-25RPTT&RET $350,000 — from LISCHI, NICOLA MR.; STRONGI, BIAGIO to HART, DAVID E; HART, MARIA T MRS.$350,000
2010
2010-12-28311: Water System — Leak (Use Comments) (WA2)
2010-02-25Mortgage assigned — from NCB, FSB to FANNIE MAE
2010-02-25AALR — from NCB, FSB to FANNIE MAE
2009
2009-10-07TL&R — from 53 MONTGOMERY PLACE HOUSING CORPORATION to NATIONAL CONSUMER COOPERATIVE BANK
2009-10-07Mortgage assigned — from NCB; NATIONAL CONSUMER COOPERATIVE BANK to NCB, FSB
2009-10-07AL&R $210,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to NATIONAL CONSUMER COOPERATIVE BANK; NCB$210,000
2009-10-07AALR — from NCB; NATIONAL CONSUMER COOPERATIVE BANK to NCB, FSB
2009-10-07Mortgage $210,000 — from 53 MONTGOMERY PLACE HOUSING CORPORATION to NCB; NATIONAL CONSUMER COOPERATIVE BANK$210,000
2009-10-07Mortgage satisfied — from 53 MONTGOMERY PLACE HOUSING CORPORATION to WELLS FARGO BANK, N.A.; NCB, FSB, AS MASTER SERVICER
2006
2006-08-28RPTT&RET $300,000 — from ETTINGER, JONATHAN to ALBERT, CLAUDIA H$300,000
2006-08-22Permit PL — ISSUED
2006-07-20Permit EW — ISSUED
2006-06-19Job filed: EST COST $52,000 COMBINE APTS 2 & 3R TOCREATE DUPLEX RES.REMOVE_ONE KIT CHEN & REPLACE BATHROOM FIXTURES$52,000
2006-06-19Job filed: EST COST $52,000 COMBINE APTS 2 & 3R TOCREATE DUPLEX RES.REMOVE_ONE KIT CHEN & REPLACE BATHROOM FIXTURES$52,000
2006-04-26RPTT&RET $300,000 — from BARRICELLI, LOUIS C to DUVANEL, FONDA$300,000
2002-07-12Mortgage assigned — from NATIONAL CONSUMER COOPERATIVE BANK to WELLS FARGO BANK MINNESOTA NA/TR
2002-07-12Mortgage assigned — from NATIONAL CONSUMER COOPERATIVE BANK to WELLS FARGO BANK MINNESOTA NA/TR
2002-03-26DOB violation LL6291:
2002-01-14Permit PL — ISSUED
2002-01-14Permit EW — ISSUED
2001
2001-11-15Job filed: COMBINE APARTMENT AT 2ND FLR TO REDUCE OCCUPANCY TO A 8 FAMILY RESIDENC E.$2,000
2000
2000-01-20Mortgage $215,000 — from 53 MONTGOMERY PLACEHOUSING CORPORATION to NATIONAL CONSUMER COOPERATIVE BANK$215,000
2000-01-20Mortgage assigned — from 53 MONTGOMERY PLACEHOUSING CORPORATION to NATIONAL CONSUMER COOPERATIVE BANK
1989
1989-01-13Mortgage assigned — from IMBERMAN, FREDRIC; RAPHAEL, STEPHEN M; ISRAEL, ROBERT; ISRAEL, ELLEN; RAPHAEL, EMILY; IMBE to INDEPENDENCE SAVS BANK
1989-01-13Agreement — from INDEPENDENCE SAVS BANK to 53 MONTGOMERY PL HSGCP
1989-01-13Mortgage $115,429 — from 53 MONTGOMERY PL HSNG CP to INDEPENDENCE SAVS BANK$115,429
1989-01-13Mortgage satisfied — from FULTON CONCEPTS INC to FOTIE, VERA
1985
1985-01-14HPD class B: D26-19.07 ADM CODE INSTALL AND MAINTAIN SUFFICIENT LIGHT OR LIGHTS OF AT LEAST 40 WATTS INCANDESCENT OR EQUIVALENT EACH, TO LIGHT ADEQUATELY
1985-01-14HPD class B: D26-21.07 ADM CODE PROVIDE A PIECE OF GARDEN HOSE 10 FEET IN LENGTH WITH FEMALE COUPLING AND A 10 QUART PAIL ON PREMISES TO TEST SPRINKLER S
1985-01-14HPD class B: D26-21.07 ADM CODE SEAL IN OPEN POSITION THE O.S.Y. VALVE OF THE SPRINKLER SYSTEM IN ACCORDANCE WITH THE RULES AND REGULATIONS OF THIS DEPAR
1985-01-14HPD class A: D26-21.03 ADM CODE PAINT OR POST A SIGN INDICATING FLOORS ON WALLS AT OR NEAR STAIRS ALL STYS PUB HALLS.
1985-01-14HPD class A: SECTION 62 M/D LAW REARRANGE TELEVISION AND/OR RADIO ANTENNA TO BE AT LEAST 10 FEET ABOVE ROOF AND NOT ATTACHED TO ANY FIRE ESCAPE OR SOIL O
1985-01-14HPD class B: D26-10.01 ADM CODE REPLACE WITH NEW THE MISSING 60 WATT LIGHT BULB 4 STY PUB HALL FIXTURE.
1984
1984-07-30HPD class B: D26-20.08,20.09 ADM CODE PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RU
1984-07-30HPD class A: D26-20.08 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
1983
1983-05-24CERT — from VOLPE, VERA FOTIE
1983-05-02Mortgage $29,000 — from 53 MONTGOMERY PL HOUS CP to RAPHAEL, EMILY; IMBERMAN, MARCIE; RAPHAEL, STEPHEN M; ISRAEL, ELLEN; ISRAEL, ROBERT; IMBER$29,000
1983-05-02Deed — from RAPHAEL, STEPHEN M; ISRAEL, ELLEN; ISRAEL, ROBERT; IMBERMAN, FREDRIC; RAPHAEL, EMILY; IMBE to 53 MONTGOMERY PL HOUS CP
1981
1981-08-11HPD class C: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PLASTERBOARD CLG BATHROOM 1ST STY FRONT APT ER1.
1981-08-11HPD class B: D26-10.01 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF CONCEALED CLG LEAK BATHROOM 1ST STY FRONT APT.
1980
1980-04-08Mortgage — from FULTON CONCEPTS INC to FOTIE VERA
1980-04-08Deed — from FOTIE VERA to FULTON CONCEPTS INC
1980-04-08Deed — from FULTON CONCEPTS INC to ISRAEL ROBERT; IMBERMAN MARCIE; IMBERMAN FREDRIC; RAPHAEL STEPHEN M; ISRAEL ELLEN; RAPHAEL
1973
1973-09-04LDMK — from CITY OF NEW YORK; CITY OF NY LANDMARK PRESERVATION COMMISS; CITY OF NY; CITY OF N Y LANDMA