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 28. 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
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
6 heat or hot-water complaints in the last three years (winter 2024–25: 4 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
4
’24–25
2
’25–26
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 (3) · Illegal Parking (2) · PLUMBING (1) · Derelict Vehicles (1) · Abandoned Vehicle (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
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
$648,000
$38,880
2026
$743,000
$44,580
2027
$733,000
$43,980
The city's market estimate has risen
13% between tax years 2025 and 2027.
Tax exemptions on the roll: NYC HOUSING AUTH
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 a 10-minute walk) · station accessibility: none Crown Hts-Utica Av — 3 4 · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Ralph Av / Saint Johns Pl — B15 B47 · 400 ft
Citi Bike
St Johns Pl & Howard Ave · 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 — 3 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
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 $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY
$34,000,000
2023-12-14
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
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
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
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
17
2023
2024
2025
2026
Housing & tenantsOwnership & money
Show as table
Year
Housing & tenants
Ownership & money
Total
2017
2
0
2
2018
1
0
1
2019
1
0
1
2020
0
0
0
2021
0
0
0
2022
4
0
4
2023
0
17
17
2024
8
0
8
2025
3
0
3
2026
5
0
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2026-01-24Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025
2025-12-24311: Illegal Parking — Parking Permit Improper Use
2025-12-09Bedbug filing: 0 infested units
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
2024-11-15311: HEAT/HOT WATER — APARTMENT ONLY
2024-11-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-11-14311: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-14Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-11-06311: PLUMBING — WATER SUPPLY
2024-11-06Tenant complaint: PLUMBING — WATER SUPPLY
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
2023
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
2023-12-14Agreement — 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 assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
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
2023-12-14Agreement — from MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING AUTHORITY; 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 DEVELOPMENT FUND C; NYC PACT PRESERVATION PARTNERS LLC
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 NEW YORK CITY HOUSING DEVELOPMENT FUND C; THE CITY OF NEW YORK to MERCHANTS CAPITAL CORP
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
2023-12-14Agreement — 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
2023-12-14DECL — from NEW YORK CITY HOUSING AUTHORITY; U.S. DEPARTMENT OF HOUSING AND URBAN DEV; NYC PACT PRESER
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14DECL — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NYC PACT PRESERVATION PARTNERS LLC
2023-11-21CERT — from THE CITY OF NEW YORK
2022
2022-09-30311: Illegal Parking — Blocked Sidewalk
2022-07-22311: Damaged Tree — Entire Tree Has Fallen Down
2022-05-19311: Abandoned Vehicle — With License Plate
2006-02-23DECL — from NEW YORK CITY HOUSING AUTHORITY to DEPARTMENT OF HOUSING AND URBAN DEVELOPM
1993
1993-07-30MAPS — from NYC HPD
1993-05-03Deed — from COLUMBUS AV HOUSINGSYS to NYC HOUSING AUTHORITY
1993-03-31REL — from CHASE COMMUNITY DVLPT CP to COLUMBUS AVE HSNG SYSTEM
1992
1992-01-29Mortgage $78,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP$78,000
1992-01-29Mortgage $392,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP$392,000
1992-01-13Mortgage $12,200,000 — from COLUMBUS AVE HSNG SYSTEM to CHASE COMM DVLP CORP$12,200,000
1992-01-13Deed — from CITY OF NEW YORK to COLUMBUS AV HSNG SYSINC
1987
1987-12-15MAPS — from NYC HPD
1987-12-15MAPS — from NYC HPD
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
1975
1975-06-19Deed — from FINANCE ADMINISTRATORS OF THE CITY OF NE; FINANCEADMIN CITY OF NY; FINANCE ADMIN OF CITY O to THE CITY O FNEW YORK; CITY OF NEW YORK; THE CITY OF NE WYORK; CITY OF NEW YORK; THE CITY
1971
1971-01-19Deed — from CEDARCREST MANAGEMENT CORP to BERECO MANAGEMENT CORP
1970
1970-06-10Mortgage — from CEDARCREST MANAGEMENT CORP to CITY OF NEW YORK
1968
1968-12-13Deed — from BRILU MANAGEMENT CORP; YOU PAY RLTY CORP to CEDARCREST MANAGEMENT CORP
1966
1966-08-05Deed — from DERMAN DAVID; BEDOR REALTY INVESTORS; SILBERT BENJAMIN A to YOU PAY REALTY CORP
1966-08-05Mortgage — from YOU PAY REALTY CORP to BEDOR REALTY INVESTORS