A modest record — below the level that usually signals systemic problems. More recorded distress than 63% 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 30. 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
17 total — 6 class C (immediately hazardous), 10 class B, 1 class A. Oldest open since 1987-11-20.
status snapshot refreshed weekly from HPD records
Patterns
14 heat or hot-water complaints in the last three years (winter 2025–26: 14).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
14 service requests in the last three years. Most common: HEAT/HOT WATER (7) · Lead (2) · Rodent (2) · Unsanitary Animal Pvt Property (1) · Noise (1) · Maintenance or Facility (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 (1920)
Yes
Six or more residential units (16)
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)
MFP 423 16TH LLC
Head officer
MARK LEVINE
Managing agent
APEX MANAGEMENT GROUP
Last registered
2026-01-28
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
$1,629,000
$733,050
2026
$1,767,000
$795,150
2027
$1,982,000
$891,900
The city's market estimate has risen
22% 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.
2 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
15 St-Prospect Park — F G · 550 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 15 St / 8 Av — B61 · 300 ft
Citi Bike
Windsor Pl & 8 Ave · 400 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.
14 311 service requests from this address in the last three years — 7 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: $6,850,000 on
2023-07-07 (lender: Provident Bank), covering 2 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
2023-07-07
AL&R $7,850,000 — from MFP 178 ATLANTIC LLC; MFP 423 16TH LLC to PROVIDENT BANK
$7,850,000
2023-07-07
Mortgage $6,850,000 — from MFP 423 16TH LLC; MFP 178 ATLANTIC LLC to PROVIDENT BANK
$6,850,000
2023-07-07
Agreement $7,850,000 — from MFP 423 16TH LLC; MFP 178 ATLANTIC LLC to PROVIDENT BANK
$7,850,000
2021-12-09
AL&R $500,000 — from 423 16TH STREET CC OWNER LLC to MFP 423 16TH SENIOR LLC
$500,000
2021-12-09
Mortgage $500,000 — from 423 16TH STREET CC OWNER LLC to MFP 423 16TH SENIOR LLC
$500,000
2021-12-09
Deed $8,000,000 — from GIANCOLA, RICHARD; GIANCOLA, GREGORY; GIANCOLA, ROBERT to 423 16TH STREET CC OWNER LLC
$8,000,000
2021-11-30
Sold for $8,000,000
$8,000,000
$500,000
2014-10-27
Deed $433,333 — from GIANCOLA, FRED; BECKER , ELIZABETH to GIANCOLA , RICHARD
$433,333
Ten-year activity
50250
2017
2018
2019
2020
29
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
10
0
1
11
2018
0
6
0
2
8
2019
0
6
0
2
8
2020
0
6
0
1
7
2021
0
22
6
1
29
2022
0
16
0
3
19
2023
1
5
7
4
17
2024
0
1
0
1
2
2025
1
19
0
4
24
2026
0
6
0
0
6
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
2026-01-25
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-16
Bedbug filing: 0 infested units
2025-10-29
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
2025-10-28
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27
311: HEAT/HOT WATER — APARTMENT ONLY
2025-10-27
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27
Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-10-27
HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 13, 4th STORY, 1st APARTMENT FR
2025-10-27
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
2025-10-27
HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXEEIDING THE ALLOWABLE TEMBRETURE OF 130 DEGREES AT ALL FIXTURE
2025-10-25
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-25
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
The full timeline
2026
2026-09-08311: Lead — Lead Kit
2026-09-03311: Maintenance or Facility — Rodent Sighting
2026-01-25311: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-25311: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025
2025-12-16Bedbug filing: 0 infested units
2025-10-29HPD 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
2025-10-28311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27311: HEAT/HOT WATER — APARTMENT ONLY
2025-10-27311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-27Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-10-27HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 13, 4th STORY, 1st APARTMENT FR
2025-10-27HPD 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
2025-10-27HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXEEIDING THE ALLOWABLE TEMBRETURE OF 130 DEGREES AT ALL FIXTURE
2025-10-25311: HEAT/HOT WATER — ENTIRE BUILDING
2025-10-25Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-08-19FDNY inspection (RISK)
2025-08-19Rodent inspection: Failed for Rat Activity
2025-07-22311: Rodent — Rat Sighting
2025-07-14Rodent inspection: Failed for Rat Activity
2022-10-18Rodent inspection: Failed for Rat Activity
2022-10-12HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 5, 2nd STORY, 1st APARTMENT FROM E
2022-02-22HPD 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
2021-07-26Deed — from GIANCOLA, RICHARD to GIANCOLA, RICAHARD; GIANCOLA, ROBERT; GIANCOLA, GREGORY
2021-07-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-08Rodent inspection: Failed for Rat Activity
2021-06-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-01Deed transfer (nominal price)
2021-02-23HPD 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
2021-02-23HPD 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
2021-02-23HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2021-02-23HPD 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
2021-02-23HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2021-02-23HPD 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
2021-02-23HPD 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
2012-12-12HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2012-12-12HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE GLASS AT TOP SASH NORTH 2 WINDOW IN THE 1st ROOM FROM NORTH LOCATED AT APT 12, 3
2012-11-16HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2012-11-16HPD class C: SECTION 27-2005 ADM CODE REPLACE WITH NEW THE MISSING UPPER SASH GLASS PANE AT NORTH 1 WINDOW IN THE 1st ROOM FROM NORTH LOCATED AT APT 12,
2012-11-09311: GENERAL CONSTRUCTION — WINDOWS
2012-11-09Tenant complaint: GENERAL — WINDOWS
2012-03-21Permit EW — ISSUED
2012-03-21Permit EW — ISSUED
2012-03-21Permit PL — ISSUED
2011
2011-08-24Job filed: REPLACE BOILERS AND BOILERS. NO CHANGE TO EGRESS,USE OR OCCUPANCY.$2,000
2011-08-24Job filed: REPLACE BOILERS AND BOILERS. NO CHANGE TO EGRESS,USE OR OCCUPANCY.$2,000
2011-08-11DOB complaint, category ?
2011-07-21DOB complaint, category ?
2011-07-20311: General Construction/Plumbing — Fence - None/Inadequate
2011-07-20DOB complaint, category ?
2011-05-24311: Street Condition — Rough, Pitted or Cracked Roads
2011-05-11311: Root/Sewer/Sidewalk Condition — Trees and Sidewalks Program
2011-02-03311: Street Condition — Rough, Pitted or Cracked Roads
2010
2010-03-25311: Noise - Residential — Loud Talking
2009
2009-12-31DOB violation LBLVIO:
2008
2008-01-03DOB violation LL6291:
2007
2007-10-08DOB complaint, category ?
2007-05-15HPD class A: SECTION 27-2005 ADM CODE REFIT DOOR AT ENTRANCE TO BUILDING
2007-03-08Tenant complaint: HEATING — HEAT RELATED
2007-02-15Tenant complaint: HEATING — HEAT RELATED
2007-02-08Tenant complaint: HEATING — HEAT RELATED
2007-01-29Tenant complaint: HEATING — HEAT RELATED
2007-01-26Tenant complaint: HEATING — HEAT RELATED
2007-01-12Tenant complaint: HEATING — HEAT RELATED
2007-01-11Tenant complaint: HEATING — HEAT RELATED
2006
2006-12-10Tenant complaint: GENERAL — LOCKS
2006-12-10Tenant complaint: GENERAL — DOORS
2006-10-22Tenant complaint: HEATING — HEAT RELATED
2006-08-22Tenant complaint: GENERAL — WINDOWS
2006-08-22Tenant complaint: GENERAL — LOCKS
2006-04-13Tenant complaint: HEATING — HEAT RELATED
2006-04-12Tenant complaint: HEATING — HEAT RELATED
2006-03-17Tenant complaint: HEATING — HEAT RELATED
2006-03-15Tenant complaint: HEATING — HEAT RELATED
2005
2005-06-05HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2005-03-01Tenant complaint: HEATING — HEAT RELATED
2005-01-29Tenant complaint: HEATING — HEAT RELATED
2005-01-28Tenant complaint: HEATING — HEAT RELATED
2005-01-19Tenant complaint: HEATING — HEAT RELATED
2004
2004-01-10Tenant complaint: HEATING — HEAT RELATED
2003
2003-11-27Tenant complaint: HEATING — HEAT RELATED
2003-11-26Tenant complaint: HEATING — HEAT RELATED
2003-11-26Tenant complaint: HEATING — HEAT RELATED
2003-11-25Tenant complaint: HEATING — HEAT RELATED
2003-11-18Tenant complaint: HEATING — HEAT RELATED
2003-11-17Tenant complaint: HEATING — HEAT RELATED
2003-11-14Tenant complaint: HEATING — HEAT RELATED
1994
1994-01-14HPD class B: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WALLS AND CEILINGS ALL ROOMS 1 STY S
1994-01-14HPD class B: SECTION 27-2026 ADM CODE REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS KITCHEN SINK 1 STY SOUTH APT 1R , SECTION '' ''
1992
1992-01-27HPD class C: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR SOUTH WALL BATHROOM 1 STY NORTHEAST
1992-01-27HPD class B: SECTION 27-2005, 2007 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM AT LEAST 1 WINDOW OR PROVIDE APPROVED T
1992-01-27HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDING CEILING BOILER ROOM CELLAR.
1992-01-27HPD class B: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILINGS AND WALLS THRU OUT 1 STY NO
1989
1989-04-07Deed — from GIANCOLA, GERARD L; GIANCOLA,ELIZABETH M/DCD to BECKER, ELIZABETH; GIANCOLA, RICHARD D; GIANCOLA, FRED G
1987
1987-11-20HPD class B: D26-10.01 ADM CODE PROPERLY SECURE THE LOOSE HANDRAIL BULKHEAD LANDING 4 STY.
1987-11-20HPD 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
1987-11-20HPD class B: D26-10.01 ADM CODE FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING GOOSENECK LADDER BRACE ROOF REAR.
1983
1983-09-20Mortgage satisfied — from HELLENBRAND, LOUIS H; ARAB, GABRIEL to SOUTH BROOKLYN SAVSBANK
1973
1973-08-06SAGE — from GIANCOLA ELIZABETH; SOUTH BKLYN SAVS BK; GIANCOLA LEON
1968
1968-11-18Mortgage — from GIANCOLA LEO N; GIANCOLA ELIZABETH to SICILIANO ANGELINA