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 26. 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
1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2010-08-17.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
2
’23–24
2
’24–25
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: HEAT/HOT WATER (2) · Noise (1) · PAINT/PLASTER (1) · Real Time Enforcement (1) · DOOR/WINDOW (1).
Filed construction activity
$68,000 in permitted construction work filed since
2016 (2 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
$562,000
$33,720
2026
$482,000
$28,920
2027
$570,000
$34,200
The city's market estimate has risen
1% 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 15-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Pitkin Av / Legion St — B14 · 750 ft
Citi Bike
St Johns Pl & Howard Ave · 200 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 — 2 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 $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
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
20100
2017
2018
2019
2020
2021
2022
19
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
0
4
4
2018
0
0
0
0
3
3
2019
0
0
0
0
3
3
2020
0
0
0
0
3
3
2021
0
0
0
0
3
3
2022
0
2
0
0
3
5
2023
0
0
0
16
3
19
2024
2
0
9
0
0
11
2025
2
1
5
0
0
8
2026
0
0
0
0
3
3
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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
2025-03-17Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
2025-02-25311: DOOR/WINDOW — WINDOW FRAME
2025-02-25311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
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
2024-11-14311: HEAT/HOT WATER — APARTMENT ONLY
2024-11-14Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
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
2024-01-02311: HEAT/HOT WATER — ENTIRE BUILDING
2024-01-02Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2023
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
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
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
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
2023-12-14Mortgage 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
2023-12-14DECL — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC to 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
2023-12-14Agreement — 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
2023-05-02Boiler inspection — defects found
2023-05-02Boiler inspection
2023-05-02Boiler inspection
2022
2022-10-20DOB complaint, category ?
2022-08-30DOB complaint, category ?
2022-03-15Boiler inspection
2022-03-15Boiler inspection — defects found
2022-03-15Boiler inspection
2021
2021-03-11Boiler inspection — defects found
2021-03-11Boiler inspection
2021-03-11Boiler inspection
2020
2020-02-06Boiler inspection
2020-02-06Boiler inspection
2020-02-06Boiler inspection
2019
2019-02-19Boiler inspection
2019-02-19Boiler inspection — defects found
2019-02-19Boiler inspection — defects found
2018
2018-05-21Boiler inspection — defects found
2018-05-21Boiler inspection — defects found
2018-05-21Boiler inspection — defects found
2017
2017-09-06Boiler inspection — defects found
2017-09-06Boiler inspection — defects found
2017-09-06Boiler inspection — defects found
2017-03-06Rodent inspection: Passed
2015
2015-12-07FDNY inspection (RISK)
2010
2010-08-17HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). .. IN THE ENTIRE APARTMENT LOCATED AT APT A, 1st STORY
2006
2006-02-23DECL — from NEW YORK CITY HOUSING AUTHORITY to DEPARTMENT OF HOUSING AND URBAN DEVELOPM
1995
1995-08-29DOB violation LL6291:
1994
1994-06-01DOB violation LL6291:
1993
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DVLPT
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 DEVELPMT
1993-08-16DOB violation LL6291:
1993-07-30CTOR — from CITY OF NEW YORK
1993-07-30MAPS — from NYC HPD
1993-06-01DOB violation LL6291:
1992
1992-01-29Mortgage $392,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP$392,000
1992-01-29Mortgage $78,000 — from COLUMBUS AV HSNG SYSTEMS to CHASE COMMUNITY DVLPCP$78,000
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
1976
1976-05-20Deed — from WOODSTOCK WILLIAM to SABROSA SPANISH SPECIAL TIES INC
1974
1974-01-04Deed — from TOMLINSON DELPHAS to WOODSTOCK WILLIAM