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 240.7. 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
3 total — 3 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2024-01-11.
status snapshot refreshed weekly from HPD records
Patterns
10 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 8). Repeated winter clusters suggest a chronic heating problem.
2
’23–24
8
’24–25
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
9 service requests in the last three years. Most common: PLUMBING (4) · UNSANITARY CONDITION (2) · HEAT/HOT WATER (1) · ELECTRIC (1) · FLOORING/STAIRS (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
$509,000
$30,540
2026
$457,000
$27,420
2027
$514,000
$30,840
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 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: Saratoga Av / Park Pl — B7 · 750 ft
Citi Bike
St Johns Pl & Howard Ave · 300 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.
9 311 service requests from this address in the last three years — 1 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 $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
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
20
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
4
5
2018
0
0
0
0
3
3
2019
0
0
0
0
3
3
2020
0
1
2
0
3
6
2021
0
0
1
0
3
4
2022
0
1
0
0
3
4
2023
0
0
0
16
4
20
2024
2
0
9
0
0
11
2025
1
1
17
0
0
19
2026
1
1
6
0
3
11
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
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
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT WEST WALL IN THE 4th ROOM FROM EAST LOCATED AT APT A, 1st
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT WEST WALL IN THE KITCHEN LOCATED AT APT A, 1st STORY, 1st
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT SOUTH WALL IN THE PRIVATE HALLWAY LOCATED AT APT A, 1st S
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT EAST WALL IN THE 1st ROOM FROM EAST AT CENTER LOCATED AT
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT EAST WALL IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT A
2025-02-28HPD class C: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING HYDRONIC BASEBOARD HEATER COVER AT EAST WALL IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT A
2025-02-19311: PLUMBING — WATER SUPPLY
2025-02-19Tenant complaint: PLUMBING — WATER SUPPLY
2025-01-27DOB complaint, category ?
2024
2024-12-24311: ELECTRIC — POWER OUTAGE
2024-12-24311: HEAT/HOT WATER — APARTMENT ONLY
2024-12-24Tenant complaint: ELECTRIC — POWER OUTAGE
2024-12-24Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
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
2024-08-08Permit Boiler Equipment — Signed-off
2024-08-02Job filed: SCOPE OF WORK INCLUDES THE REPLACEMENT OF GAS BOILERS AND ASSOCIATED PIPING AND DUCTWORK.$34,000
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
2024-01-11HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 501B, 2nd STORY, 1st APARTMEN
2024-01-11HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 501B, 2nd STORY, 1st APARTMENT FROM NO
2024-01-11HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED. AT BOILER ROOM
2023
2023-12-14Agreement — from FANNIE MAE to MERCHANTS CAPITAL CORP
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
2023-12-14MLEA $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 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
2023-12-14Agreement — 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 $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
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
2023-12-14DECL — from NEW YORK CITY HOUSING AUTHORITY; U.S. DEPARTMENT OF HOUSING AND URBAN DEV; NYC PACT PRESER
2023-12-14DECL — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NYC PACT PRESERVATION PARTNERS LLC
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2006-02-23DECL — from NEW YORK CITY HOUSING AUTHORITY to DEPARTMENT OF HOUSING AND URBAN DEVELOPM
1993
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DEVLPMNT
1993-09-14Mortgage satisfied — from COLUMBUS AVE HOUSINGSYS to CHASE COMMUNITY DVLPT
1993-09-14Deed — from COLUMBUS AVE HSNG SYSTEM to NYC HOUSING AUTHORITY
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
1992-01-13Mortgage $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
1986
1986-07-03Mortgage satisfied — from UNIVERSAL SAN/OF MED/INC to CITY OF NEW YORK
1984
1984-10-22Deed — from CITY OF NEW YORK to UNIVERSAL SANCTUM/MED
1984-10-22Mortgage $6,440 — from UNIVERSAL SANCTUM MED/IN to CITY OF NEW YORK$6,440
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
1968
1968-05-06Mortgage assigned — from CORYN JACOB DECEASED to UNITED JEWISH APPEAL OF GREATER NEW YORK; NATIONAL COMMITTEE FOR LABOR ISRAEL INC