A sustained record of distress well beyond its peers. More recorded distress than 96% 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 59.5. In ZIP 11206, 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
8 total — 0 class C (immediately hazardous), 7 class B, 1 class A. Oldest open since 1983-08-11.
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
16 service requests in the last three years. Most common: Dirty Condition (8) · DOOR/WINDOW (3) · SAFETY (2) · GENERAL (1) · FLOORING/STAIRS (1) · Noise (1).
Filed construction activity
$450,000 in permitted construction work filed since
2016 (6 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
Yes
Built before 1974 (1931)
No
Six or more residential units (4)
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)
626 WILLOUGHBY LLC
Head officer
DARREN SINGER
Managing agent
REDSTONE REALTY NYC
Last registered
2025-07-24
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
$540,000
$243,000
2026
$648,000
$291,600
2027
$778,000
$350,100
The city's market estimate has risen
44% 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.
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
Myrtle-Willoughby Avs — G · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none Flushing Av — J M · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Throop Av / Hart St — B43 · 350 ft
Citi Bike
Pulaski St & Throop Ave · 500 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.
16 311 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: $1,275,000 on
2022-09-13 (lender: Piermont Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-09-13
AL&R $1,275,000 — from 626 WILLOUGHBY LLC to PIERMONT BANK
$1,275,000
2022-09-13
Mortgage $1,275,000 — from 626 WILLOUGHBY LLC to PIERMONT BANK
$1,275,000
2005-04-07
Deed $642,600 — from 77-3 REALTY INC. to ZIPKIN, GERALD; SINGER, DARREN
$642,600
2005-04-07
Mortgage $500,000 — from ZIPKIN, GERALD; SINGER, DARREN to MERS
$500,000
2005-04-07
Mortgage $75,000 — from SINGER, DARREN; ZIPKIN, GERALD to MERS
$75,000
2004-06-02
Mortgage $399,000 — from GREENBERG, SOLOMON to FLATBUSH FEDERAL SAVINGS & LOAN ASSOC. O
$399,000
2004-04-21
Deed $370,000 — from VAUGHN, MARY to 77-3 REALTY INC.
$370,000
1989-05-11
Mortgage $2,500 — from GATES, MARY/AKA; VAUGHN, MARY to OXFORD CREDIT CORP
$2,500
Ten-year activity
20100
2017
2018
2019
2020
2021
18
2022
2023
2024
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
4
0
2
6
2018
6
3
0
2
11
2019
0
4
0
2
6
2020
0
1
0
1
2
2021
0
8
0
7
15
2022
0
9
5
4
18
2023
0
2
0
5
7
2024
0
2
0
3
5
2025
0
14
0
4
18
2026
0
9
0
3
12
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2022-03-02HPD 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
2022-03-02HPD 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
2022-02-17Rodent inspection: Passed
2022-01-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-01-18Rodent inspection: Bait applied
2022-01-17Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-01-17311: HEAT/HOT WATER — ENTIRE BUILDING
2022-01-10311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-12-15Rodent inspection: Bait applied
2021-12-02Rodent inspection: Bait applied
2021-11-29Rodent inspection: Bait applied
2021-11-18Rodent inspection: Failed for Rat Activity
2021-11-12Rodent inspection: Failed for Rat Activity
2021-08-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-08-07Rodent inspection: Failed for Rat Activity
2021-07-26Rodent inspection: Failed for Rat Activity
2021-04-13HPD 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
2021-04-13HPD 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
2021-03-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-03-08311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-02-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-02-16311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-09-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-02-18Rodent inspection: Passed
2019
2019-11-05311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-10-31HPD 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
2019-09-03311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-08-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-07-31Rodent inspection: Passed
2019-02-14Rodent inspection: Passed
2018
2018-10-22HPD 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
2018-09-03311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-08-05311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-08-03Rodent inspection: Passed
2018-06-08Job filed: PROPOSE INTERIOR RENOVATION TO AN EXISTING FOUR (4) FAMILY DWELLING. MINOR PLUMBING WORK TO REPLACE FIXTURES. NO CHANGES IN OCCUPANCY, USE, GROUP OR E$80,400
2018-05-08Job filed: HEREWITH TO PROPOSE STRUCTURAL WORK IN CONJUNCTION WITH ALT-2 NO.340575005. NO CHANGES IN OCCUPANCY, USE, GROUP OR EGRESS UNDER THIS APPLICATION$48,000
2018-02-09Rodent inspection: Passed
2018-01-03Job filed: PROPOSE INTERIOR RENOVATION TO AN EXISTING FOUR (4) FAMILY DWELLING. MINOR PLUMBING WORK TO REPLACE FIXTURES. NO CHANGES IN OCCUPANCY, USE, GROUP OR $80,400
2018-01-03Job filed: PROPOSE INTERIOR RENOVATION TO AN EXISTING FOUR (4) FAMILY DWELLING. MINOR PLUMBING WORK TO REPLACE FIXTURES. NO CHANGES IN OCCUPANCY, USE, GROUP OR $80,400
2018-01-03Job filed: PROPOSE INTERIOR RENOVATION TO AN EXISTING FOUR (4) FAMILY DWELLING. MINOR PLUMBING WORK TO REPLACE FIXTURES. NO CHANGES IN OCCUPANCY, USE, GROUP OR $80,400
2018-01-03Job filed: PROPOSE INTERIOR RENOVATION TO AN EXISTING FOUR (4) FAMILY DWELLING. MINOR PLUMBING WORK TO REPLACE FIXTURES. NO CHANGES IN OCCUPANCY, USE, GROUP OR $80,400
2017
2017-11-30HPD 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
2017-10-27Rodent inspection: Passed
2017-08-01311: Water Quality — Taste/Odor, Chemical (QA2)
2016-11-16HPD 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
2015
2015-10-14HPD 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
2015-02-25HPD 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
2014
2014-05-07Mortgage satisfied — from ZIPKIN, GERALD; SINGER, DARREN to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS
2014-04-23Rodent inspection: Passed
2011
2011-10-17HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2011-06-10311: Sanitation Condition — 12 Dead Animals
2010
2010-09-16311: Damaged Tree — Entire Tree Has Fallen Down
2010-02-02Tenant complaint: HEATING — HEAT RELATED
2010-02-02311: HEATING — HEAT
2010-01-19HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2010-01-19HPD class A: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING & WEST WALL IN THE ENTIRE
2010-01-19HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY
2010-01-12HPD class B: SECTION 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WEST WALL AND CEILING IN THE BATHROO
2010-01-12HPD class B: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... 3SQ.FT. AT WEST WALL IN THE BATHROOM LOCATED A
2009-12-19Tenant complaint: HEATING — HEAT RELATED
2009-12-19Tenant complaint: HEATING — HEAT RELATED
2008
2008-09-19DOB complaint, category ?
2007
2007-02-10Tenant complaint: HEATING — HEAT RELATED
2007-01-24City emergency repair (OMO): provide single fuel drop with prime and start. #2 fuel. fill tank. please report any problems immediately to esb fuel un$173
2007-01-23HPD litigation: Heat and Hot Water
2007-01-16Tenant complaint: HEATING — HEAT RELATED
2007-01-11Tenant complaint: HEATING — HEAT RELATED
2007-01-04Tenant complaint: HEATING — HEAT RELATED
2006
2006-10-26Tenant complaint: HEATING — HEAT RELATED
2006-10-25Tenant complaint: HEATING — HEAT RELATED
2006-06-08Deed — from ZIPKIN, GERALD; SINGER, DARREN to 626 WILLOUGHBY AVENUE,LLC
2006-02-25Tenant complaint: HEATING — HEAT RELATED
2006-01-29Tenant complaint: HEATING — HEAT RELATED
2006-01-27Tenant complaint: HEATING — HEAT RELATED
2006-01-27Tenant complaint: HEATING — HEAT RELATED
2006-01-27Tenant complaint: HEATING — HEAT RELATED
2005
2005-05-01HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2005-04-07Deed — from GREENBERG, SOLOMON to 77-3 REALTY INC.
2005-04-07Deed $642,600 — from 77-3 REALTY INC. to ZIPKIN, GERALD; SINGER, DARREN$642,600
2005-04-07Mortgage $500,000 — from ZIPKIN, GERALD; SINGER, DARREN to MERS$500,000
2005-04-07Mortgage $75,000 — from SINGER, DARREN; ZIPKIN, GERALD to MERS$75,000
2005-02-16Mortgage satisfied — from GREENBERG, SOLOMON to FLATBRUSH FEDERAL S & L ASSOC. OF BROOKL
2004
2004-06-02Mortgage $399,000 — from GREENBERG, SOLOMON to FLATBUSH FEDERAL SAVINGS & LOAN ASSOC. O$399,000
2004-06-02Deed — from 77-3 REALTY INC. to GREENBERG, SOLOMON
2004-04-21Mortgage satisfied — from GATES, A/K/A MARY; VAUGHN, MARY to OXFORD CREDIT CORP.
2004-04-21Deed $370,000 — from VAUGHN, MARY to 77-3 REALTY INC.$370,000
2004-04-21ECB Non-Hazardous violation: WORK WITHOUT PEMRIT NOTED REMOVATION BSMT-003 NEW PARTITIONS WALL THROUGH OUT BATHROOM ANN KITCHEN NOT INSTALLED NEW ELECTRICAL WO
2004-04-13DOB complaint, category ?
1989
1989-05-11Mortgage assigned — from OXFORD CREDIT CORP to HOME FEDERAL SAVS BANK
1989-05-11Mortgage $2,500 — from GATES, MARY/AKA; VAUGHN, MARY to OXFORD CREDIT CORP$2,500
1987
1987-06-24Mortgage satisfied — from VAUGHN, MARY; VAUGHN, EMANUEL to PRELUDE REALTY CORP
1987-03-19Mortgage satisfied — from PRELUDE REALTY CORP to POLINSKY, PHYLLIS
1983
1983-08-11HPD class B: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CEMENT PLASTER CLG THRU OUT CELLAR.
1974
1974-04-30Mortgage — from VAUGHN MARY; VAUGHN EMANUEL to PRELUDE RLTY CORP
1974-04-30Deed — from PRELUDE RLTY CORP to VAUGHN EMANUEL; VAUGHN MARY
1974-03-20Mortgage — from PRELUDE REALTY CORP to POLINSKY PHYLLIS
1974-03-18Deed — from EARLIDGE GEORGETTE to PRELUDE REALTY CORP