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 198.5. In ZIP 11211, 58% of residential buildings hold an A and
7% 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 — 2 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2025-09-28.
status snapshot refreshed weekly from HPD records
Patterns
10 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
22 service requests in the last three years. Most common: Graffiti (6) · Noise (5) · HEAT/HOT WATER (4) · Illegal Parking (2) · Sidewalk Condition (2) · Dirty Condition (1).
Filed construction activity
$628,482 in permitted construction work filed since
2016 (11 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 (1910)
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)
TOWNHOUSE RENTAL II, LLC
Head officer
GLEN BROWN
Managing agent
FREESTONE PROPERTY GROUP LLC
Last registered
2026-07-01
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
$1,377,600
$619,920
2026
$1,468,000
$660,600
2027
$1,662,000
$747,900
The city's market estimate has risen
21% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
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
Lorimer St — G L · 250 ft straight-line (about a 1-minute walk) · station accessibility: full Hewes St — J M · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Grand St / Union Av — Q54 Q59 · 150 ft
Citi Bike
Hope St & Union Ave · 200 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: 319 (K-1), 414 (K-5). 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.
22 311 service requests from this address in the last three years — 4 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: $25,316,346 on
2025-05-22 (lender: Incref Investments Cb Term Seller, LLC), covering 8 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
2026-07-15
Agreement $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC
$88,737,879
2026-07-15
AL&R $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC
$88,737,879
2025-05-22
Mortgage $25,316,346 — from TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS CB TERM SELLER, LLC
$25,316,346
2025-05-22
Agreement $33,876,242 — from TOWNHOUSE RENTAL VII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS CB TERM SELLER, LLC; INCREF INVESTMENTS CB TERM SELLER, LLC
$33,876,242
2025-05-22
Agreement $33,876,242 — from TOWNHOUSE RENTAL VII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS CB TERM SELLER, LLC; INCREF INVESTMENTS CB TERM SELLER, LLC
$33,876,242
2025-05-22
AL&R $33,876,242 — from TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS CB TERM SELLER, LLC
$33,876,242
2025-04-07
Deed $4,900,000 — from 493 GRAND OWNER LLC to TOWNHOUSE RENTAL II, L.L.C.
$4,900,000
2025-03-27
Sold for $4,900,000
$4,900,000
$1,225,000
2024-04-26
Deed $1,525,000 — from ESTATE OF PEDRO LEDESMA; LEDESMA, ORLANDO to 493 GRAND OWNER LLC
$1,525,000
2024-04-18
Sold for $1,525,000
$1,525,000
$381,250
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
33
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
4
0
0
0
4
2018
0
4
0
1
5
2019
0
2
0
0
2
2020
0
3
0
0
3
2021
0
3
0
0
3
2022
0
3
0
0
3
2023
0
2
0
0
2
2024
13
9
2
0
24
2025
0
20
12
1
33
2026
0
12
4
1
17
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HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2R, 2nd STORY, 1st APARTMENT FR
2026-08-20
311: Asbestos — N/A
2026-08-20
311: UNSANITARY CONDITION — PESTS
2026-08-20
Tenant complaint: UNSANITARY CONDITION — PESTS
2026-07-15
Mortgage assigned — from INCREF 2025-FL1 LLC to INCREF INVESTMENTS MS SELLER, LLC
2026-07-15
TL&R — from INCREF 2025-FL1 LLC to TOWNHOUSE RENTAL VII, L.L.C.
2026-07-15
Agreement $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC
2026-07-15
AL&R $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC
2026-04-06
311: Graffiti — Graffiti
2026-03-29
311: Illegal Parking — Blocked Hydrant
2026-03-18
HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LATCH SET AT ENTRANCE DOOR AT BOILER ROOM
2026-03-18
HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-03-18
HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-03-18
HPD class B: § 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING EYE CAPABLE OF BEING PADLOCKED INSTALLED AT SCUTTLE HATCH AT PUBLIC HALL, 3rd STORY
2026-09-09HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2R, 2nd STORY, 1st APARTMENT FR
2026-07-15Mortgage assigned — from INCREF 2025-FL1 LLC to INCREF INVESTMENTS MS SELLER, LLC
2026-07-15TL&R — from INCREF 2025-FL1 LLC to TOWNHOUSE RENTAL VII, L.L.C.
2026-07-15Agreement $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC$88,737,879
2026-07-15AL&R $88,737,879 — from TOWNHOUSE RENTAL VIII, L.L.C.; TOWNHOUSE RENTAL VII, L.L.C. to INCREF INVESTMENTS MS SELLER, LLC$88,737,879
2026-04-06311: Graffiti — Graffiti
2026-03-29311: Illegal Parking — Blocked Hydrant
2026-03-18HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LATCH SET AT ENTRANCE DOOR AT BOILER ROOM
2026-03-18HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-03-18HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-03-18HPD class B: § 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING EYE CAPABLE OF BEING PADLOCKED INSTALLED AT SCUTTLE HATCH AT PUBLIC HALL, 3rd STORY
2025
2025-12-10Bedbug filing: 0 infested units
2025-10-07311: HEAT/HOT WATER — APARTMENT ONLY
2025-10-07Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-09-30HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 3R, 3rd STORY, 1st APARTMENT FROM WEST
2025-09-30HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED LEADING TO BOILER ROOM AT 1ST STORY PUBLIC HALL. AT BOILER R
2025-09-29311: HEAT/HOT WATER — APARTMENT ONLY
2025-09-29Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-09-28HPD class B: § 27-2050 ADM CODE SEAL IN OPEN POSITION THE O.S.Y. VALVE OF THE SPRINKLER SYSTEM IN ACCORDANCE WITH THE RULES AND REGULATIONS OF THIS DEPAR
2025-09-28HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF KEY OPERATED LOCK AT DOOR OF ROOM LEADING TO FIRE ESCAPE IN THE 2nd ROOM F
2025-09-28HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUT
2025-09-28HPD class B: § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVI
2025-09-27311: HEAT/HOT WATER — APARTMENT ONLY
2025-09-27Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-09-26311: HEAT/HOT WATER — APARTMENT ONLY
2025-09-26Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-09-26HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM
2025-09-26HPD class C: § 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 3R, 3rd STORY, 1st APARTMENT FROM WEST
2025-09-02Mortgage assigned — from INCREF INVESTMENTS CB TERM SELLER, LLC to INCREF CLO SELLER LLC
2025-09-02AALR — from INCREF INVESTMENTS CB TERM SELLER, LLC to INCREF CLO SELLER LLC
2025-09-02Mortgage assigned — from INCREF CLO SELLER LLC to INCREF 2025-FL1 LLC
2025-09-02AALR — from INCREF CLO SELLER LLC to INCREF 2025-FL1 LLC
2018-11-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-08-27311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-08-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-08-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017
2017-12-14Permit PL — ISSUED
2017-02-24Permit EW — ISSUED
2017-02-01Permit EW — ISSUED
2017-01-17Job filed: INSTALL NEW KITCHEN EXHAUST AND HOOD, IN CONJUNCTION WITH NEW EATING AND DRINKING ESTABLISHMENT APPL. # 321290269. NO CHANGE IN USE, EGRESS OR OCCUPAN$9,500
2016
2016-08-11Job filed: INSTALL FIRE SUPPRESSION SYSTEM, COOKING EQUIPMENT WAS FILED UNDER APPL # 321290269. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2016-08-11Job filed: INSTALL FIRE SUPPRESSION SYSTEM, COOKING EQUIPMENT WAS FILED UNDER APPL # 321290269. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2016-08-11Job filed: INSTALL FIRE SUPPRESSION SYSTEM, COOKING EQUIPMENT WAS FILED UNDER APPL # 321290269. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2016-02-16Permit PL — ISSUED
2016-01-11Permit EW — ISSUED
2015
2015-12-18Job filed: NEW EATING AND DRINKING ESTABLISHMENT IN EXISTING RETAIL STORE UG.6A ON FIRST FLOOR.NO CHANGE IN USE, EGRESS OR OCCUPANCY$27,600
2015-12-18Job filed: NEW EATING AND DRINKING ESTABLISHMENT IN EXISTING RETAIL STORE UG.6A ON FIRST FLOOR.NO CHANGE IN USE, EGRESS OR OCCUPANCY$27,600
2014
2014-10-01311: Water System — Other Water Problem (Use Comments) (WZZ)
2014-05-20311: Noise - Commercial — Car/Truck Music
2008-03-14Job filed: INSTALL 5 NEW BOILERS AT CELLAR IN CONJUNCTION WITH ALT I APPLICATION # 302241973. NO CHANGE TO USE EGRESS NOR OCCUPANCY.$10,000
2008-03-14Job filed: INSTALL 5 NEW BOILERS AT CELLAR IN CONJUNCTION WITH ALT I APPLICATION # 302241973. NO CHANGE TO USE EGRESS NOR OCCUPANCY.$10,000
2007
2007-06-22Permit PL — ISSUED
2007-05-22Permit AL — ISSUED
2006
2006-10-11Job filed: MISCELLANIOUS RENOVATIONS AT FIRST, SECOND, AND THIRD FLOORS. CONVERT SECOND AND THIRD FLOOR INTO 4 APARTMENTS. OBTAIN NEW CERTIFICATE OF OCCUPANCY.$60,000
2006-04-25City emergency repair (OMO): (apartment # 3l) replace defective thermo glass panel at rear room top sash. trace and repair all conceal roof exterior $1,180
2006-03-30City emergency repair (HWO): public hall: install balusters at 1st story hall.$41
2006-03-06HPD class C: § 27-2005 ADMIN. CODE: REPLACE WITH NEW THE BROKEN OR DEFECTIVE GLASS AT LOWER SASH AT WEST WINDOW IN THE 1st ROOM FROM NORTH LOCATED AT APT
2006-03-06HPD class C: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT CEILING AND WALLS IN THE KITCHEN LOCATED AT APT 3
2006-03-06HPD class C: § 27-2005 ADMIN. CODE: REPLACE WITH NEW THE MISSING BALUSTERS AT PUBLIC HALL, 1st STORY
2006-03-06HPD class C: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT WALLS IN THE 1st ROOM FROM NORTH LOCATED AT APT 3
2006-03-06HPD class C: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... MOLD AT CEILING AND WALLS IN THE KITCHEN LOCATED AT
2006-03-06HPD class C: § 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... MOLD AT CEILING AND WALLS IN THE BATHROOM LOCATED AT
2006-03-06HPD class C: § 27-2005 ADMIN. CODE: REPAIR THE ROOF SO THAT IT WILL NOT LEAK WATER AT CEILING LOCATED AT APT 3L, 3rd STORY