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 181.3. 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
Open HPD violations
11 total — 5 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2024-01-03.
status snapshot refreshed weekly from HPD records
Patterns
1 heat or hot-water complaints in the last three years (winter 2023–24: 1).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
2 service requests in the last three years. Most common: Illegal Parking (1) · UNSANITARY CONDITION (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
$629,000
$37,740
2026
$561,000
$33,660
2027
$656,000
$39,360
The city's market estimate has risen
4% 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 Ralph Av — C · 0.6 mi straight-line (about a 16-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Pitkin Av / Legion St — B14 · 700 ft
Citi Bike
St Johns Pl & Howard Ave · 150 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.
2 311 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
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
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 $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
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
1984-10-22
Mortgage $6,440 — from UNIVERSAL SANCTUM MED/IN to CITY OF NEW YORK
$6,440
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
16
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
4
4
2018
0
0
0
0
0
2019
0
1
0
0
1
2020
0
0
0
0
0
2021
0
0
0
0
0
2022
0
0
0
0
0
2023
0
0
16
0
16
2024
0
13
0
0
13
2025
1
2
0
0
3
2026
1
3
0
0
4
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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
2025-02-25DOB complaint, category ?
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
2024-11-17HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT THE CEILING AND SOUTH WALL IN THE KITCHEN LOCATED
2024-11-17HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 511, 2nd STORY, 1st APARTMENT FROM
2024-11-17HPD class B: § 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN AT WASTE LINE AT WASH BASIN IN THE BATHROOM LOCATED AT APT 511, 2nd STO
2024-11-17HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING AND SOUTH WALL IN THE KITCHEN
2024-09-26HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 511B, 1st STORY, 1st APARTMENT FRO
2024-09-26HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL WALLS AND CEILING IN THE ENTIRE APARTMENT LOCAT
2024-09-26HPD class B: § 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN WASTE LINE AT SINK IN THE KITCHEN LOCATED AT APT 511B, 1st STORY, 1st A
2024-09-26HPD class A: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING BASE CABINET DRAWER AT NORTH IN THE KITCHEN LOCATED AT APT 511B, 1st STORY, 1st APARTMENT FR
2024-09-26HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 511B, 1st STORY, 1st APARTMENT
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
2024-01-03HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2024-01-03HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 511B, 2nd STORY, 1st APARTMENT FROM NO
2023
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
2023-12-14DECL — 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; 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
2023-12-14Agreement — 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
2023-12-14Mortgage $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
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14Agreement — from NEW YORK CITY HOUSING DEVELOPMENT FUND C; THE CITY OF NEW YORK to MERCHANTS CAPITAL CORP
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
2023-12-14Mortgage $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
2023-12-14MLEA $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 MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING DEVELOPMENT FUND C; NYC PACT PRESERVATION PARTNERS LLC
2019
2019-08-01311: Abandoned Vehicle — With License Plate
2017
2017-06-22Rodent inspection: Passed
2017-03-06Rodent inspection: Passed
2017-03-06Rodent inspection: Passed
2017-03-06Rodent inspection: Passed
2016
2016-12-05FDNY inspection (RISK)
2006
2006-02-23DECL — from NEW YORK CITY HOUSING AUTHORITY to DEPARTMENT OF HOUSING AND URBAN DEVELOPM
2000
2000-04-17CTOR — from OCEAN HILL URBAN RENEWAL AREA (HOWARD-PA
1993
1993-09-14Deed — from COLUMBUS AVE HSNG SYSTEM to NYC HOUSING AUTHORITY
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DEVLPMNT
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DVLPT
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DEVELPMT
1993-07-30MAPS — from NYC HPD
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
1992-01-13Deed — from CITY OF NEW YORK to COLUMBUS AV HSNG SYSINC
1992-01-13Mortgage $12,200,000 — from COLUMBUS AVE HSNG SYSTEM to CHASE COMM DVLP CORP$12,200,000
1987
1987-12-15MAPS — from NYC HPD
1986
1986-07-03Mortgage satisfied — from UNIVERSAL SAN/OF MED/INC to CITY OF NEW YORK
1984
1984-10-22Mortgage $6,440 — from UNIVERSAL SANCTUM MED/IN to CITY OF NEW YORK$6,440
1984-10-22Deed — from CITY OF NEW YORK to UNIVERSAL SANCTUM/MED
1977
1977-10-21Deed — from FINANCE ADMINISTRATOR OF CITY OF NY; FINANCE ADMIN OF CITY OF NY; FINANCE ADMINISTRATOR OF to CITY OF NEW YORK; THE CITY OF NEWYORK; TH ECITY OF NEW YORK; THE CITY OF NEW YORK; CITY OF
1967
1967-05-05Deed — from GOLDHAMMER HARRY; GOLDHAMMER GERTRUDE to 1737 ST JOHNS REALTY CORP
1967-05-05Mortgage — from 1737 ST JOHNS REALTY CORP to GOLDHAMMER HARRY; GOLDHAMMER GERTRUDE