A meaningful record of code violations or complaints relative to its peers. More recorded distress than 90% 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 30. 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
5 total — 2 class C (immediately hazardous), 0 class B, 3 class A. Oldest open since 2024-04-10.
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
6 service requests in the last three years. Most common: Sewer (3) · Consumer Complaint (2) · Food Establishment (1).
Filed construction activity
$45,000 in permitted construction work filed since
2016 (1 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
Yes
Built before 1974 (1920)
No
Six or more residential units (2)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. 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
2024-03-18
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
$701,000
$315,450
2026
$671,000
$301,950
2027
$537,000
$241,650
The city's market estimate has fallen
23% 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.
8 street-flooding or sewer-backup complaints at this address since
2010 (3 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
Sutter Av-Rutland Rd — 3 · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none Ralph Av — C · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Ralph Av / Saint Johns Pl — B15 B47 · 650 ft
Citi Bike
St Johns Pl & Howard Ave · 100 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: Elementary schools in this district are not zoned. Confirm with the DOE's school search.
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.
6 311 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: $381,562 on
2022-03-01 (lender: Loandepot.com, LLC) (recorded via MERS). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-08-31
Deed $600,000 — from CHANCE, CURTIS WILTON EGERTON; CHANCE, EWART A SR; CHANCE, EDOLL to 1715 ST JOHNS LLC
$600,000
2026-08-24
Sold for $600,000
$600,000
$300,000
2022-03-01
Mortgage $381,562 — from CHANCE, SR.,, EWART A.; CHANCE, CURTIS WILTON EGERTON; CHANCE, EDOLL to LOANDEPOT.COM, LLC; MERS
$381,562
2006-05-01
AL&R $286,000 — from GREENPOINT MORTGAGE FUNDING, INC to CHANCE, EWART
$286,000
2006-05-01
Mortgage $286,000 — from CHANCE, EWART to GREENPOINT MORTGAGE FUNDING, INC
$286,000
2004-06-07
Mortgage $204,000 — from CHANCE, CURTIS to DELTA FUNDING CORPORATION
$204,000
1997-12-03
Mortgage $84,500 — from CHANCE, CAREY; CHANCE, CURTIS to GREENPOINT BANK
$84,500
1988-06-02
Mortgage $35,000 — from CHANCE, CAREY to GREEN POINT SAVS BANK
$35,000
1988-06-02
Mortgage $15,000 — from CHANCE, CAREY to DRAGON, MARGARETTE; DRAGON, JOSEPH
$15,000
1986-08-06
Mortgage $3,400 — from DRAGON, MARGARETTE; DRAGON, JOSEPH A to CENTRAL FED SAVS FSB
$3,400
1986-06-24
Mortgage $18,750 — from DRAGON, JOSEPH A; DRAGON, MARGARETTE to CITY OF NEW YORK
$18,750
Ten-year activity
1050
2017
2018
2019
2020
9
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
2
0
0
2
2018
0
1
1
0
0
2
2019
0
1
2
5
0
8
2020
0
1
2
0
0
3
2021
0
0
5
2
2
9
2022
0
0
4
5
0
9
2023
0
1
2
0
1
4
2024
0
0
6
0
0
6
2025
1
0
2
0
0
3
2026
0
0
3
2
0
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Deed $600,000 — from CHANCE, CURTIS WILTON EGERTON; CHANCE, EWART A SR; CHANCE, EDOLL to 1715 ST JOHNS LLC
2026-08-24
Sold for $600,000
2026-07-25
311: Food Establishment — Kitchen/Food Prep Area
2026-06-19
311: Consumer Complaint — Bodega, Deli, or Convenience Store
2026-05-05
HPD 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
2025-11-20
HPD 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
2025-10-22
Job filed: FILING FOR A NEW COMMERCIAL KITCHEN EXHAUST HOOD, DUCTWORK AT KITCHEN AND EXHAUST FAN ON THE ROOF, THERE IS NO CHANGE IN USE, OCCUPANCY OR EGRESS UNDE
The full timeline
2026
2026-08-31Deed $600,000 — from CHANCE, CURTIS WILTON EGERTON; CHANCE, EWART A SR; CHANCE, EDOLL to 1715 ST JOHNS LLC$600,000
2026-08-24Sold for $600,000$600,000
2026-07-25311: Food Establishment — Kitchen/Food Prep Area
2026-06-19311: Consumer Complaint — Bodega, Deli, or Convenience Store
2026-05-05HPD 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
2025-11-20HPD 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
2025-10-22Job filed: FILING FOR A NEW COMMERCIAL KITCHEN EXHAUST HOOD, DUCTWORK AT KITCHEN AND EXHAUST FAN ON THE ROOF, THERE IS NO CHANGE IN USE, OCCUPANCY OR EGRESS UNDE$45,000
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
2024
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
2024-05-17311: Consumer Complaint — Bodega, Deli, or Convenience Store
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
2019-08-12Mortgage assigned — from READYCAP COMMERICAL LLC to SUTHERLAND COMMERCIAL MORTGAGE TRUST 201
2019-08-12Mortgage assigned — from GREENPOINT MORTGAGE FUNDING INC to READYCAP COMMERICAL LLC
2019-08-09FDNY inspection (RISK)
2019-07-31Mortgage satisfied — from CHANCE, CAREY to DRAGON, JOSEPH; DRAGON, MARGARETTE
2018
2018-09-11311: Graffiti — Graffiti
2018-02-23FDNY inspection (RISK)
2017
2017-08-13311: Graffiti — Graffiti
2017-03-03311: Street Condition — Pothole
2016
2016-01-13311: Other Enforcement — ECR Commercial Routing Sticker
2014
2014-04-24DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2014-04-22311: Graffiti — Graffiti
2014-02-12DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2014-02-12DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2014-02-12DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2014-02-12DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2013
2013-10-11ECB CLASS - 1 violation: SEC. 300.3B RACEWAY IS NOT PROVIDED FOR OPEN CONDUCTORS UNDER CANOPY. REMEDY: COMPLY W/E.C. CODE.$1,600
2013-10-11ECB CLASS - 1 violation: FAILURE TO GROUND ELECTRICAL SYSTEMS MAIN WATER GROUND FOR SERVICE EQUIPMENT IS NOT PROVIDED. SEE APP#B259837 RMDY: PROVIDE GRO
2013-10-11ECB CLASS - 1 violation: ELECTRIVCAL WORK W/O A PERMIT. 2 FEEDER,2 PANEL,FIX,SWS,OUTLETS,BRANCHCIRCUIT/CONNECTION OF UNAPPROVED SIGNS & 3 SIGNS. ENTIRE 1 F$1,600
2013-10-11ECB CLASS - 1 violation: FAILURE TO GROUND ELECTRICAL SYSTEMS. REMEDY: PROVIDE GROUNDING.$4,800
2013-10-11ECB CLASS - 1 violation: UNAPPROVED/UNSAFE/UNSUITABLE ELECTRICAL EQUIPMENT;APPARATUS,MATERIALS,DEVICES,APPLIANCES OR WIRING IN USE. INDOOR FIXTURES & BX US$1,600
2006-05-02Mortgage satisfied — from CHANCE, CURTIS to DELTA FUNDING CORPORATION
2006-05-01AL&R $286,000 — from GREENPOINT MORTGAGE FUNDING, INC to CHANCE, EWART$286,000
2006-05-01Mortgage $286,000 — from CHANCE, EWART to GREENPOINT MORTGAGE FUNDING, INC$286,000
2006-05-01Deed — from CHANCE, CURTIS to CHANCE, EWART
2004
2004-06-07Deed — from CHANCE, CURTIS; CHANCE, CAREY to CHANCE, CURTIS
2004-06-07Mortgage $204,000 — from CHANCE, CURTIS to DELTA FUNDING CORPORATION$204,000
2004-04-09Mortgage satisfied — from CHANCE, CAREY to GREENPOINT BANK
2004-04-09TL&R — from CHANCE, CURTIS; CHANCE, CARVEY to GREENPOINT BANK
2002
2002-02-07DOB complaint, category ?
1998
1998-01-13Mortgage satisfied — from CHANCE, CAREY to GREEN POINT SAVINGSBANK
1997
1997-12-03Mortgage $84,500 — from CHANCE, CAREY; CHANCE, CURTIS to GREENPOINT BANK$84,500
1997-12-03Mortgage assigned — from CHANCE, CURTIS; CHANCE, CAREY to GREENPOINT BANK
1991
1991-12-05Deed — from CHANCE, CAREY to CHANCE, CURTIS; CHANCE, CAREY
1991-10-24DOB complaint, category ?
1989
1989-04-04Mortgage satisfied — from DRAGON, MARGARETTE; DRAGON, JOSEPH A to CENTRAL FED SAVS FSB
1988
1988-06-02Deed — from DRAGON, MARGARETTE; DRAGON, JOSEPH to CHANCE, CAREY
1988-06-02Mortgage $35,000 — from CHANCE, CAREY to GREEN POINT SAVS BANK$35,000
1988-06-02Mortgage $15,000 — from CHANCE, CAREY to DRAGON, MARGARETTE; DRAGON, JOSEPH$15,000
1987
1987-11-04Mortgage assigned — from CENTRAL FED SAVS FSB to HUD
1986
1986-08-06Mortgage $3,400 — from DRAGON, MARGARETTE; DRAGON, JOSEPH A to CENTRAL FED SAVS FSB$3,400
1986-06-24Mortgage $18,750 — from DRAGON, JOSEPH A; DRAGON, MARGARETTE to CITY OF NEW YORK$18,750
1986-06-24Deed — from CITY OF NEW YORK to DRAGON, JOSEPH A; DRAGON, MARGARETTE
1979
1979-04-18Deed — from COMMISSIONER OF FINANCE OF THE CITY O FN; ADMINISTRATOR OF FINANCE OF THE CITY OF ; COMMIS to THE CITY OF NEWY ORK; CITY OF NY; THE CITY OFNEW YORK; THE CITY OF NEW YORK; THE CITY OF N
1972
1972-03-29Deed — from ROTHBEIND FANNIE to ROTHBEIND JOSEPH S