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 452.7. 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
22 total — 11 class C (immediately hazardous), 10 class B, 1 class A. Oldest open since 2024-01-03.
status snapshot refreshed weekly from HPD records
Patterns
9 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 3 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
4
’23–24
3
’24–25
2
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
5 service requests in the last three years. Most common: HEAT/HOT WATER (2) · APPLIANCE (1) · PLUMBING (1) · Illegal Parking (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
$512,000
$30,720
2026
$437,000
$26,220
2027
$495,000
$29,700
The city's market estimate has fallen
3% 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.
2 street-flooding or sewer-backup complaints at this address since
2014 (0 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 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: Pitkin Av / Legion St — B14 · 750 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.
5 311 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
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
2023
18
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
1
1
2018
0
0
0
0
0
2019
0
1
0
0
1
2020
0
0
0
0
0
2021
0
2
0
0
2
2022
2
2
0
0
4
2023
0
1
16
0
17
2024
0
18
0
0
18
2025
0
16
0
0
16
2026
0
3
0
0
3
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2026-01-05Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025
2025-12-10Bedbug 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
2025-04-11HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDS THE ALLOWABLE TEMPERATURE OF 130 DEGREES FAHRENHEIT AT A
2025-04-09311: HEAT/HOT WATER — APARTMENT ONLY
2025-04-09Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-01-26HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM AT SOUTH IN THE 2nd BATHROOM FROM NORTH LOCA
2025-01-26HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 507A, 1st STORY
2025-01-26HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 507A, 1st STORY, 1st APARTMENT
2025-01-26HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQ FT AT CEILING IN THE 2nd BATHROOM FR
2025-01-26HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 507A, 1st STORY, 1st APARTMENT FROM
2025-01-17HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 7, 1st STORY, 2nd APARTMENT FROM NORTH
2025-01-17HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR AT BOILER ROOM
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
2024-07-01HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 7, 2nd STORY, 1st APARTMENT FROM N
2024-07-01HPD class B: § 27-2026 ADM CODE REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS AT SINK IN THE KITCHEN LOCATED AT APT 7, 2nd STORY, 1st APARTMENT FROM NORTH AT
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
2024-01-21HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 507, 2nd STORY, 2nd APARTMENT
2024-01-21HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR. AT BOILER ROOM
2024-01-21HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROXIMATELY 12 SQUARE FEET AT CEILING, 2 SQ FT AT WES
2024-01-05HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION AT WEST WALL IN THE BATHROOM LOCATED AT APT 7, 2nd
2024-01-05HPD class B: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE RAILING AT PUBLIC HALL STAIRS, 2nd STORY
2024-01-05HPD class B: § 27-2037, 2038 HMC: PROVIDE A SAFE AND ADEQUATE SUPPLY OF ELECTRIC SERVICE TO THE FIXTURES ELELECTRICAL OUTLETS AT SOUTH WALL IN THE KITCHE
2024-01-05HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 7, 2nd STORY, 1st APARTMENT FROM N
2024-01-05HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2024-01-05HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE 1st ROOM FROM EAST LOCATED AT APT 507, 2nd STORY, 1st APARTMENT FROM N
2024-01-05HPD class C: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 30 SQ.FT AT CEILING AND 20 SQ.FT AT ALL WALLS IN
2024-01-05HPD class A: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINLY FLOOR TILES IN THE 1st ROOM FROM EAST LOCATED AT APT
2024-01-05HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 7,
2024-01-03HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 505, 2nd STORY, 2nd APARTMENT FROM NOR
2024-01-03HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2023
2023-12-27HPD litigation: Tenant Action
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
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
2023-12-14Agreement — 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 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
2023-12-14Agreement — 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
2023-12-14DECL — 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
2023-12-14DECL — 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
2022-10-20ECB CLASS - 3 violation: EXPANSION TANK DEFECTIVE/FRESH AIR LOUVER 1/2 CLOGGED;CORRECT VIOLATION AND SUBMIT THE CERTIFICATE OF CORRECTION$500
2022-08-30ECB CLASS - 2 violation: FOUND AO SMITH GAS FIRED BOILER S:N1410M002504 INSTALLED AND UNREGISTERED. CORRECT ALL VIOLATING CONDITIONS AN SUBMIT A CERTIFICAT$625