A sustained record of distress well beyond its peers. More recorded distress than 97% 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 70. In ZIP 11221, 43% of residential buildings hold an A and
17% 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
5 total — 2 class C (immediately hazardous), 0 class B, 3 class A. Oldest open since 2024-04-10.
status snapshot refreshed weekly from HPD records
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
3 service requests in the last three years. Most common: Special Projects Inspection Team (SPIT) (1) · Blocked Driveway (1) · Noise (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
Yes
Built before 1974 (1899)
No
Six or more residential units (3)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. 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)
GREENE AVENUE MANAGEMENT
Head officer
JOSHUA GOLAN
Managing agent
JB MAC REAL ESTATE INC
Last registered
2023-08-01
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
$1,234,000
$74,040
2026
$1,353,000
$81,180
2027
$1,593,000
$95,580
The city's market estimate has risen
29% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
In the city's stormwater flood map only under the extreme-storm
scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
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
Kosciuszko St — J · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: none Myrtle Av — J M Z · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Lafayette Av / Stuyvesant Av — B38 · 550 ft
Citi Bike
Lexington Ave & Stuyvesant Ave · 350 ft · station location as of 2026-09-23; live availability
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.
3 311 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: $30,311 on
2026-03-16 (recorded via MERS, the industry registry; the lender is not named on the record). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-03-16
Mortgage $30,311 — from GREENE AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$30,311
2026-03-16
Agreement $770,000 — from GREEN AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
$770,000
2017-11-03
AL&R $865,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK
$865,000
2017-11-03
Mortgage $865,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK
$865,000
2017-11-03
Mortgage $315,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK
$315,000
2013-07-25
Agreement $550,000 — from 770 BJYERS GROUP LLC to LUZ CORP.
$550,000
2013-07-02
Deed $615,000 — from BIG BROOKLYN REHAB INC to 770 BUYERS GROUP LLC.
$615,000
2013-07-02
Mortgage $168,000 — from 770 BUYERS GROUP LLC to LYZ CORP.
$168,000
2013-04-30
Mortgage $382,000 — from BIG BROOKLYN REHAB, INC. to STEPPING STONE EQUITY MANAGEMENT L.P.
$382,000
2013-04-30
Deed $285,000 — from SMITH, TRACY to BIG BROOKLYN REHAB, INC.
$285,000
2007-03-07
Mortgage $600,000 — from SMITH , TRACY to MERS
$600,000
2007-03-07
Mortgage $150,000 — from SMITH, TRACY to MERS
$150,000
2007-03-07
Deed $750,000 — from HARPER, KEVIN to SMITH , TRACY
$750,000
2005-04-22
Mortgage $612,000 — from HARPER, KEVIN to NEW CENTURY MORTGAGE CORPORATION
$612,000
2004-09-01
Mortgage $544,000 — from HARPER, KEVIN to ARGENT MORTGAGE COMPANY, LLC
$544,000
Ten-year activity
50250
25
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
18
6
1
25
2018
0
1
0
2
3
2019
0
3
0
3
6
2020
0
6
0
1
7
2021
0
2
0
2
4
2022
0
3
0
3
6
2023
0
0
0
3
3
2024
0
2
0
8
10
2025
1
3
0
3
7
2026
0
3
5
3
11
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HPD 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
2026-03-16
DTL — from BANK OF NEW YORK MELLON
2026-03-16
TL&R — from HABIB AMERICAN BANK to GREEN AVENUE MANAGEMENT LLC
2026-03-16
Mortgage assigned — from HABIB AMERICAN BANK to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2026-03-16
Mortgage $30,311 — from GREENE AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2026-03-16
Agreement $770,000 — from GREEN AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2026-02-17
Rodent inspection: Passed
2026-02-14
311: Blocked Driveway — No Access
2025-11-19
HPD 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
2026-05-04HPD 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
2026-03-16DTL — from BANK OF NEW YORK MELLON
2026-03-16TL&R — from HABIB AMERICAN BANK to GREEN AVENUE MANAGEMENT LLC
2026-03-16Mortgage assigned — from HABIB AMERICAN BANK to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2026-03-16Mortgage $30,311 — from GREENE AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS$30,311
2026-03-16Agreement $770,000 — from GREEN AVENUE MANAGEMENT LLC to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS$770,000
2026-02-17Rodent inspection: Passed
2026-02-14311: Blocked Driveway — No Access
2025
2025-11-19HPD 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
2025-09-29311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2025-09-29DOB complaint, category ?
2025-09-18Rodent inspection: Passed
2025-08-04Rodent inspection: Failed for Rat Activity
2025-06-09HPD 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
2025-02-06Rodent inspection: Passed
2024
2024-11-27HPD 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
2024-08-20Rodent inspection: Passed
2024-07-16Rodent inspection: Bait applied
2024-07-08Rodent inspection: Failed for Rat Activity
2024-06-18Rodent inspection: Bait applied
2024-04-16Rodent inspection: Bait applied
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
2024-04-09Rodent inspection: Bait applied
2024-03-15Rodent inspection: Failed for Rat Activity
2024-02-14Rodent inspection: Failed for Rat Activity
2023
2023-10-27Rodent inspection: Passed
2023-08-10Rodent inspection: Failed for Rat Activity
2023-02-02Rodent inspection: Passed
2022
2022-12-23Bedbug filing: 0 infested units
2022-08-30Rodent inspection: Passed
2022-08-01Rodent inspection: Failed for Rat Activity
2022-03-17Rodent inspection: Passed
2022-03-03Bedbug filing: 0 infested units
2022-02-25HPD 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
2021
2021-11-30Rodent inspection: Failed for Rat Activity
2021-08-05Rodent inspection: Failed for Rat Activity
2021-04-20Bedbug filing: 0 infested units
2021-04-09HPD 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
2020
2020-06-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-10-30HPD 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
2019-02-20Rodent inspection: Failed for Rat Activity and Other Reason
2018
2018-10-17HPD 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
2018-08-03Rodent inspection: Passed
2018-02-06Rodent inspection: Passed
2017
2017-11-03AL&R $865,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK$865,000
2017-11-03Mortgage $865,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK$865,000
2017-11-03Deed — from 770 BUYERS GROUP LLC to GREENE AVENUE MANAGEMENT LLC
2017-11-03Mortgage $315,000 — from GREENE AVENUE MANAGEMENT LLC to HABIB AMERICAN BANK$315,000
2017-11-03Mortgage assigned — from LYZ CORP. to HABIB AMERICAN BANK
2017-09-22Rodent inspection: Passed
2017-09-19311: Dead/Dying Tree — Planted More Than 2 Years Ago
2017-09-19311: Damaged Tree — Branch or Limb Has Fallen Down
2017-08-15TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2017-06-06311: UNSANITARY CONDITION — PESTS
2017-06-06311: ELECTRIC — OUTLET/SWITCH
2017-06-06311: WATER LEAK — SLOW LEAK
2017-06-06311: UNSANITARY CONDITION — PESTS
2017-06-06311: ELECTRIC — OUTLET/SWITCH
2017-06-06311: WATER LEAK — HEAVY FLOW
2017-06-06Tenant complaint: WATER LEAK — HEAVY FLOW
2017-06-06Tenant complaint: ELECTRIC — OUTLET/SWITCH
2017-04-08311: Water System — Possible Water Main Break (Use Comments) (WA1)
2017-04-07311: Water System — Leak (Use Comments) (WA2)
2017-04-07311: Water System — Leak (Use Comments) (WA2)
2017-04-07311: Water System — Leak (Use Comments) (WA2)
2015
2015-10-09HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-05-08Rodent inspection: Passed
2014
2014-06-26311: General Construction/Plumbing — Building Permit - None
2014-06-26311: General Construction/Plumbing — Site Conditions Endangering Workers
2014-06-26DOB complaint, category ?
2014-06-26DOB complaint, category ?
2014-06-03311: General Construction/Plumbing — Site Conditions Endangering Workers
2014-06-03DOB complaint, category ?
2013
2013-09-07311: Air Quality — Air: Dust, Construction/Demolition (AE4)
2013-07-25Agreement $550,000 — from 770 BJYERS GROUP LLC to LUZ CORP.$550,000
2013-07-03311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2013-07-02Deed $615,000 — from BIG BROOKLYN REHAB INC to 770 BUYERS GROUP LLC.$615,000
2013-07-02Mortgage assigned — from STEPPING STONE EQUITY MANAGEMENT L.P., to LYZ CORP.
2013-07-02Mortgage $168,000 — from 770 BUYERS GROUP LLC to LYZ CORP.$168,000
2013-06-03Mortgage satisfied — from SMITH, TRACY to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2013-05-07Mortgage satisfied — from SMITH, TRACY to BANK OF AMERICA FUNDING CORPORATION (BAF; U.S. BANK NATIONAL ASSOCIATION, AS TRUST; WELLS
2013-04-30Mortgage $382,000 — from BIG BROOKLYN REHAB, INC. to STEPPING STONE EQUITY MANAGEMENT L.P.$382,000
2013-04-30Deed $285,000 — from SMITH, TRACY to BIG BROOKLYN REHAB, INC.$285,000
2013-04-30PAT — from SMITH, TRACY to MATERASSI, MARCO
2012
2012-10-28311: GENERAL CONSTRUCTION — DOORS
2012-10-28311: GENERAL CONSTRUCTION — WINDOWS
2012-10-28311: NONCONST — VERMIN
2012-10-28Tenant complaint: NONCONST — VERMIN
2012-10-28Tenant complaint: GENERAL — DOORS
2012-10-28Tenant complaint: GENERAL — WINDOWS
2012-08-22311: NONCONST — VERMIN
2012-08-22Tenant complaint: NONCONST — VERMIN
2012-06-26311: NONCONST — VERMIN
2012-06-26311: NONCONST — VERMIN
2012-06-26Tenant complaint: NONCONST — VERMIN
2012-06-26Tenant complaint: NONCONST — VERMIN
2012-05-28311: NONCONST — VERMIN
2012-05-28311: NONCONST — VERMIN
2012-05-28Tenant complaint: NONCONST — VERMIN
2012-05-28Tenant complaint: NONCONST — VERMIN
2010
2010-03-08Rodent inspection: Failed for Other Reason
2010-02-23Rodent inspection: Failed for Other Reason
2009
2009-08-26Mortgage assigned — from AMERICAN HOME MORTGAGE; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS to US BANK NATIONAL ASSOCIATION; BAFC 2007-4
2009-02-17HPD litigation: Heat and Hot Water
2009-01-30City emergency repair (OMO): make all necessary repairs to gas fired boiler and hot water heater to restore to proper working condition. restore heat$1,080
2009-01-23Tenant complaint: PLUMBING — WATER SUPPLY
2009-01-20Tenant complaint: HEATING — HEAT RELATED
2009-01-20HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FRO
2009-01-20HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2009-01-19Tenant complaint: PLUMBING — WATER SUPPLY
2009-01-19Tenant complaint: PLUMBING — WATER SUPPLY
2009-01-19Tenant complaint: HEATING — HEAT RELATED
2008-10-22Tenant complaint: HEATING — HEAT RELATED
2008-10-22Tenant complaint: PAINT/PLASTER — WALL
2008-08-31HPD class B: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT WEST WALL IN THE 4th ROOM FROM NORTH LOCATE
2008-08-31HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 4th ROOM FROM NORTH LOCATED AT APT 3, 3rd STORY, 1st APA
2008-08-31HPD class B: SECTION 27-2026 ADM CODE REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS AT BATHTUB IN THE BATHROOM LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FRO
2008-08-31HPD class B: SECTION 27-2018 ADM CODE ABATE THE NUISANCE CONSISTING OF VERMIN MICE IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FRO
2008-08-31HPD class A: SECTION 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE 1st ROOM FR
2008-08-31HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 3, 3rd STORY,
2008-08-31HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE PRIVATE HALLWAY LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FR
2008-08-31HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING CEILING IN THE BATHROOM LOCATED AT APT 3, 3rd STORY, 1st APARTM
2007-11-15Tenant complaint: HEATING — HEAT RELATED
2007-11-15Tenant complaint: HEATING — HEAT RELATED
2007-11-15HPD class A: SECTION 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE 4th ROOM FR
2007-11-15HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DDEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, 1st APARTMENT
2007-11-15HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2007-11-15HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 4th ROOM FROM NORTH LOCATED AT APT 3, 3rd STORY, 1st APA
2007-11-15HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE BATHROOM LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FR
2007-11-15HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 3, 3rd STORY,
2007-11-15HPD class B: SECTION 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT.... CEILING IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 3, 3rd ST
2007-11-10Tenant complaint: HEATING — HEAT RELATED
2007-06-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE SHEETROCK AT CEILING IN THE 4th ROOM FROM NORTH LOCAT
2007-06-25HPD class B: SECTION 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF EVIDENCE OF CONCEALED WATER LEAK AT CEILING. IN THE BATHROOM LOCATED
2007-06-25HPD class B: SECTION 27-2026 ADM CODE REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS AT BATH TUB IN THE BATHROOM LOCATED AT APT 3, 3rd STORY, 1st APARTMENT FR
2007-06-25HPD class A: SECTION 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE 4th ROOM FR
2007-06-25HPD class B: SECTION 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF EVIDENCE OF CONCEALED WATER LEAK AT CEILING IN THE 4th ROOM FROM NOR
2007-06-22Mortgage assigned — from ARGENT MORTGAGE COMPANY, LLC to AMERIQUEST MORTGAGE COMPANY
2007-06-22Mortgage satisfied — from HARPER, KEVIN to WELLS FARGO BANK, N.A.
2007-06-22Mortgage assigned — from AMERIQUEST MORTGAGE COMPANY, LLC to WELLS FARGO BANK, N.A.