A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 7.3. 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
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
7 service requests in the last three years. Most common: Noise (3) · UNSANITARY CONDITION (1) · WATER LEAK (1) · Abandoned Vehicle (1) · Illegal Parking (1).
Filed construction activity
$3,119,000 in permitted construction work filed since
2016 (17 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 PARTBERS 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
$829,000
$49,740
2026
$867,000
$52,020
2027
$755,000
$45,300
The city's market estimate has fallen
9% 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 · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Ralph Av / Sterling Pl — B47 · 650 ft
Citi Bike
St Johns Pl & Howard Ave · 250 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.
7 311 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: $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 $392,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP
$392,000
1992-01-29
Mortgage $78,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP
$78,000
1992-01-13
Mortgage $12,200,000 — from COLUMBUS AVE HSNG SYSTEM to CHASE COMM DVLP CORP
$12,200,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
31
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
3
0
3
6
2018
0
0
0
0
3
3
2019
0
0
0
0
3
3
2020
0
2
3
0
3
8
2021
0
0
0
0
3
3
2022
0
2
4
0
3
9
2023
5
0
3
17
6
31
2024
15
0
8
0
3
26
2025
10
2
4
0
4
20
2026
8
0
1
0
0
9
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Job filed: WORK SHALL INCLUDE DIRECT REPLACEMENT OF FINISHES DIRECT REPLACEMENT OF APARTMENT KITCHEN, BATHROOMS, DOORS AND WINDOW sashes
2026-07-29
Permit Earth Work — Permit Issued
2026-07-24
Permit General Construction — Permit Issued
2026-04-21
Job filed: LANDSCAPING AS PER PLANS
2026-04-21
Job filed: LANDSCAPING AS PER PLANS. PAVING OF PATHWAYS & AMENITY SPACES, PLANTING OF TREES, SHRUBS, PERENNIALS & LAWN, FURNISHING OF SEATING, LITTER RECEPTACLE
2026-04-16
Job filed: LANDSCAPING AS PER PLANS. NO CHANGE TO USE, EGRESS OR OCCUPANCY.
2026-09-16Job filed: WORK SHALL INCLUDE DIRECT REPLACEMENT OF FINISHES DIRECT REPLACEMENT OF APARTMENT KITCHEN, BATHROOMS, DOORS AND WINDOW sashes$807,000
2026-07-29Permit Earth Work — Permit Issued
2026-07-24Permit General Construction — Permit Issued
2026-04-21Job filed: LANDSCAPING AS PER PLANS
2026-04-21Job filed: LANDSCAPING AS PER PLANS. PAVING OF PATHWAYS & AMENITY SPACES, PLANTING OF TREES, SHRUBS, PERENNIALS & LAWN, FURNISHING OF SEATING, LITTER RECEPTACLE$99,000
2026-04-16Job filed: LANDSCAPING AS PER PLANS. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$346,500
2026-03-17Permit General Construction — Permit Issued
2026-03-17Permit General Construction — Signed-off
2024-12-23Job filed: Installation of plumbing fixtures along with related piping.$42,000
2024-12-19Job filed: Scope of work includes the repair and/or replacement of ventilation components and heating elements in bathroom/kitchen of existing apartments, as nee$12,100
2024-12-03Job filed: WORK SHALL INCLUDE DIRECT REPLACEMENT OF FINISHES DIRECT REPLACEMENT OF APARTMENT KITCHEN, BATHROOMS, DOORS AND WINDOW sashes$807,000
2024-08-12Permit General Construction — Signed-off
2024-08-01Permit Plumbing — Signed-off
2024-07-30Permit Mechanical Systems — Signed-off
2024-07-24Job filed: MECHANICAL WORK INCLUDES INSTALLATION OF NEW GAS VENT DUCT IN BOILER ROOM EXISTING CHIMNEY$8,000
2024-07-24Job filed: Installation of plumbing fixtures along with related piping.$14,000
2024-07-13Tenant complaint: WATER LEAK — HEAVY FLOW
2024-07-10Permit Boiler Equipment — Signed-off
2024-06-10Asbestos abatement: Removal — The Asbestos Contractor, Inc.
2024-06-10Asbestos abatement: Removal — The Asbestos Contractor, Inc.
2024-06-10Asbestos abatement: Removal — The Asbestos Contractor, Inc.
2024-05-13Job filed: Facade repairs. No change in egress, use or occupancy.$32,450
2024-05-10Permit General Construction — Signed-off
2024-04-29Permit General Construction — Signed-off
2024-04-29Permit General Construction — Permit Issued
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
2024-03-25Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
2024-03-15Job filed: Facade repairs. No change in egress, use or occupancy.$32,450
2023
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
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 REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NYC PACT PRESERVATION PARTNERS LLC
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 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 NEW YORK CITY HOUSING DEVELOPMENT FUND C; THE CITY OF NEW YORK to MERCHANTS CAPITAL CORP
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
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
2023-12-14Agreement — from FANNIE MAE to MERCHANTS CAPITAL CORP
2023-12-14DECL — from NEW YORK CITY HOUSING AUTHORITY; U.S. DEPARTMENT OF HOUSING AND URBAN DEV; NYC PACT PRESER
2023-11-21CERT — from THE CITY OF NEW YORK
2023-11-17Permit General Construction — Signed-off
2023-11-17Permit General Construction — Permit Issued
2023-10-31Job filed: WORK SHALL INCLUDE DIRECT REPLACEMENT OF FINISHES DIRECT REPLACEMENT OF APARTMENT KITCHEN, BATHROOMS, DOORS AND WINDOW sashes$807,000
2023-02-22Job filed: INSTALLATION OF HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION. SIDEWALK SHED SHALL COMPLY WITH $7,500
2022-10-20ECB CLASS - 2 violation: COMBUSTION AIR LOUVERS 1/2 CLOGGED/EXPANSION TANK DISCONNECTED/BOILER ISOLATION VALVE LEAKING;CORRECT VIOLATION AND SUBMIT THE CER$625