A sustained record of distress well beyond its peers. More recorded distress than 99% 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 337.7. In ZIP 11233, 51% of residential buildings hold an A and
14% 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
Open HPD violations
7 total — 5 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2023-12-14.
status snapshot refreshed weekly from HPD records
Patterns
42 heat or hot-water complaints in the last three years (winter 2023–24: 38 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
38
’23–24
4
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
43 service requests in the last three years. Most common: HEAT/HOT WATER (19) · Damaged Tree (14) · New Tree Request (1) · Dirty Condition (1) · Wood Pile Remaining (1) · Rodent (1).
Filed construction activity
$182,000 in permitted construction work filed since
2016 (9 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
No
Built before 1974 (1992)
No
Six or more residential units (3)
No
421-a / J-51 tax benefit on the current tax roll
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). 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)
NYC PACT PRESERVATION PARTNERS LLC
Head officer
KERRY KRAMER
Managing agent
FAIRSTEAD MANAGEMENT
Last registered
2025-08-25
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
$964,000
$57,840
2026
$826,000
$49,560
2027
$834,000
$50,040
The city's market estimate has fallen
13% between tax years 2025 and 2027.
Tax exemptions on the roll: NYC HOUSING AUTH
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.
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
Sutter Av-Rutland Rd — 3 · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none Ralph Av — C · 0.5 mi straight-line (about a 14-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Ralph Av / Sterling Pl — B47 · 600 ft
Citi Bike
St Johns Pl & Howard 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.
43 311 service requests from this address in the last three years — 19 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: $34,000,000 on
2023-12-14 (lender: New York City Housing Authority), covering 154 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
2023-12-14
MLEA $23,258,391 — from NEW YORK CITY HOUSING AUTHORITY to REID PARK ROCK HOUSING DEVELOPMENT FUND; NYC PACT PRESERVATION PARTNERS LLC
$23,258,391
2023-12-14
Mortgage $181,723,673 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to MERCHANTS CAPITAL CORP
$181,723,673
2023-12-14
Mortgage $166,276,327 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to MERCHANTS CAPITAL CORP
$166,276,327
2023-12-14
Mortgage $249,509,952 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT FUND C
$249,509,952
2023-12-14
Mortgage $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY
$34,000,000
1992-01-29
Mortgage $78,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP
$78,000
1992-01-29
Mortgage $392,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP
$392,000
1992-01-13
Mortgage $12,200,000 — from COLUMBUS AVE HSNG SYSTEM to CHASE COMM DVLP CORP
$12,200,000
1984-11-19
Mortgage $14,680 — from PEREZ, JOSE to CENTRAL FEDERAL SAVINGS
$14,680
Ten-year activity
100500
2017
2018
2019
2020
2021
2022
65
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
0
1
2018
0
0
2
0
0
2
2019
0
3
4
0
0
7
2020
0
0
3
0
0
3
2021
0
2
1
0
0
3
2022
0
0
2
0
0
2
2023
0
0
45
17
3
65
2024
7
0
27
0
3
37
2025
9
3
13
0
3
28
2026
3
0
3
0
0
6
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2025-12-17Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
2025-12-10Bedbug filing: 0 infested units
2025-12-10Bedbug filing: 0 infested units
2025-12-10Bedbug filing: 0 infested units
2025-11-16311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-16Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-09-25Job filed: REMOVAL AND Installation of plumbing fixtures along with related piping.$16,000
2025-09-01311: Damaged Tree — Branch or Limb Has Fallen Down
2025-08-14311: Abandoned Vehicle — With License Plate
2025-07-28Permit Mechanical Systems — Signed-off
2025-07-14Permit Plumbing — Permit Issued
2025-07-14Permit Plumbing — Signed-off
2025-07-14Permit Boiler Equipment — Signed-off
2025-07-10311: Illegal Dumping — Chronic Dumping
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
2025-06-10HPD 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
2025-06-10HPD 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
2025-03-13Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
2025-03-13Job filed: REMOVAL AND Installation of plumbing fixtures along with related piping.$16,000
2025-03-13Job filed: MECHANICAL WORK INCLUDES REPLACEMENT OF NEW GAS VENT DUCT IN BOILER ROOM EXISTING CHIMNEY AND OTHERS AS PER PLANS$8,000
2025-01-30311: Damaged Tree — Entire Tree Has Fallen Down
2025-01-29311: Damaged Tree — Entire Tree Has Fallen Down
2025-01-08DOB complaint, category ?
2025-01-08DOB complaint, category ?
2025-01-08DOB complaint, category ?
2024
2024-12-24311: Animal-Abuse — Chained
2024-11-29HPD 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
2024-11-29HPD 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
2024-11-29HPD 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
2024-09-30311: APPLIANCE — ELECTRIC/GAS RANGE
2024-09-30311: PLUMBING — TOILET
2024-09-30Tenant complaint: PLUMBING — TOILET
2024-09-30Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2024-07-30Permit Mechanical Systems — Signed-off
2024-07-08Permit Boiler Equipment — Signed-off
2024-07-08Permit Plumbing — Signed-off
2024-07-08Permit Plumbing — Permit Issued
2024-06-28Job filed: MECHANICAL WORK INCLUDES REPLACEMENT OF NEW GAS VENT DUCT IN BOILER ROOM EXISTING CHIMNEY AND OTHERS AS PER PLANS$8,000
2024-06-28Job filed: REMOVAL AND Installation of plumbing fixtures along with related piping.$16,000
2024-06-07Asbestos abatement: Removal — The Asbestos Contractor, Inc.
2024-06-07Asbestos abatement: Removal — The Asbestos Contractor, Inc.
2024-05-21Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
2024-04-17HPD 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
2024-04-11HPD 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
2024-04-10HPD 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
2024-04-10HPD 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
2024-03-29Rodent inspection: Passed
2024-03-28311: Rodent — Rat Sighting
2024-02-08311: Damaged Tree — Branch or Limb Has Fallen Down
2024-01-31311: Damaged Tree — Entire Tree Has Fallen Down
2024-01-10311: HEAT/HOT WATER — APARTMENT ONLY
2024-01-10311: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-10Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-10Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-01-10HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1763A, 1st STORY, 1st APARTME
2024-01-10HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR TO CELLAR AT REAR YARD 1ST STORY AT BOILER ROOM
2024-01-08311: Damaged Tree — Entire Tree Has Fallen Down
2024-01-05311: HEAT/HOT WATER — APARTMENT ONLY
2024-01-05Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-01-04311: HEAT/HOT WATER — APARTMENT ONLY
2024-01-04Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-22311: Damaged Tree — Entire Tree Has Fallen Down
2023-12-21311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-21Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-19311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-19311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-19311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-19Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-19Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-19HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1761B, 3rd STORY, 1st APARTME
2023-12-18311: Damaged Tree — Entire Tree Has Fallen Down
2023-12-18HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK THE CEILING IN THE 1st ROOM FROM NORTH AT EAST LOCATE
2023-12-18HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE 1st ROOM FROM NORTH AT
2023-12-18HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2023-12-18HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1761B, 2nd STORY, 1st APARTME
2023-12-17311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-17Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-16311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-16Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-14Agreement — from NEW YORK CITY HOUSING DEVELOPMENT FUND C; THE CITY OF NEW YORK to MERCHANTS CAPITAL CORP
2023-12-14Agreement — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC; NEW YORK CIT to NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NEW YORK CI
2023-12-14MLEA $23,258,391 — from NEW YORK CITY HOUSING AUTHORITY to REID PARK ROCK HOUSING DEVELOPMENT FUND; NYC PACT PRESERVATION PARTNERS LLC$23,258,391
2023-12-14DECL — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NYC PACT PRESERVATION PARTNERS LLC
2023-12-14Agreement — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to THE CITY OF NEW YORK; NEW YORK CITY HOUSING DEVELOPMENT FUND C
2023-12-14Mortgage $181,723,673 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to MERCHANTS CAPITAL CORP$181,723,673
2023-12-14Mortgage $166,276,327 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to MERCHANTS CAPITAL CORP$166,276,327
2023-12-14Agreement — from FANNIE MAE to MERCHANTS CAPITAL CORP
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
2023-12-14Mortgage $249,509,952 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT FUND C$249,509,952
2023-12-14Agreement — from MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING DEVELOPMENT FUND C; NYC PACT PRESERVATION PARTNERS LLC
2023-12-14Mortgage $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY$34,000,000
2023-12-14Agreement — from MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING AUTHORITY; NYC PACT PRESERVATION PARTNERS LLC
2023-12-14DECL — from NEW YORK CITY HOUSING AUTHORITY; U.S. DEPARTMENT OF HOUSING AND URBAN DEV; NYC PACT PRESER
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-14311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-14Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-12-14Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-14HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2023-12-14HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1763B, 3rd STORY, 1st APARTME
2023-12-13311: Damaged Tree — Entire Tree Has Fallen Down
2023-12-13311: Damaged Tree — Entire Tree Has Fallen Down
2023-12-13311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-12311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-12HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1761B, 2nd STORY, 1st APARTME
2023-12-12HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1761B, 2nd STORY, 1st APARTMENT
2023-12-11311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-11311: Damaged Tree — Branch or Limb Has Fallen Down
2023-12-11311: HEAT/HOT WATER — APARTMENT ONLY
2023-12-10311: HEAT/HOT WATER — ENTIRE BUILDING
2023-12-07311: Damaged Tree — Entire Tree Has Fallen Down
2023-12-07311: Dirty Condition — Trash
2023-12-06311: Damaged Tree — Entire Tree Has Fallen Down
2023-11-30311: New Tree Request — For One Address
2023-11-23311: Damaged Tree — Entire Tree Has Fallen Down
2023-11-21CERT — from THE CITY OF NEW YORK
2023-07-14311: Damaged Tree — Tree Alive - in Poor Condition
2021-07-23ECB CLASS - 2 violation: AS PER ONE AO SMITH HW-399 100. BOILER NOT REGISTERED; CORRECT ALL VIOLATING CONDITIONS, CALL FOR AN INSPECTION.$625
2020
2020-10-06311: Street Condition — Pothole
2020-08-20311: Damaged Tree — Entire Tree Has Fallen Down
2020-08-04311: Damaged Tree — Entire Tree Has Fallen Down