A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. In ZIP 11237, 39% of residential buildings hold an A and
15% 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
2 total — 2 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 1993-12-07.
status snapshot refreshed weekly from HPD records
Patterns
2 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
21 service requests in the last three years. Most common: Noise (11) · Illegal Parking (3) · Graffiti (2) · Damaged Tree (2) · Blocked Driveway (2) · HEAT/HOT WATER (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 (1931)
No
Six or more residential units (5)
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)
MOSSAAD FAMILY TRUST
Head officer
WILLIAM Q SELLARS
Managing agent
WILLIAM Q SELLARS
Last registered
2026-01-29
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
$1,133,000
$509,850
2026
$1,264,000
$568,800
2027
$1,011,000
$454,950
The city's market estimate has fallen
11% between tax years 2025 and 2027.
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.
21 311 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.
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
2024
2025
18
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
0
0
1
2018
1
6
0
2
9
2019
0
6
0
1
7
2020
0
1
0
1
2
2021
0
3
0
1
4
2022
0
4
0
5
9
2023
0
4
0
3
7
2024
0
4
0
3
7
2025
0
9
0
2
11
2026
0
13
2
3
18
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Deed — from THE MOSSAAD FAMILY TRUST; SELLARS, WILLIAM Q to TRUST FBO QUINN SELLARS, DATED OCTOBER 2; SELLARS, WILLIAM Q
2026-07-03
311: Damaged Tree — Entire Tree Has Fallen Down
2026-06-08
311: Noise - Commercial — Loud Music/Party
2026-05-17
311: Noise - Commercial — Loud Talking
2026-05-16
311: Noise - Commercial — Loud Talking
2026-05-16
311: Noise - Commercial — Loud Music/Party
2026-05-07
Boiler inspection
2026-04-04
Deed transfer (nominal price)
2026-03-24
Rodent inspection: Passed
2026-02-27
311: Noise - Commercial — Loud Talking
2026-02-25
Restaurant inspection: PEARL'S SOCIAL & BILLY CLUB — grade A
2026-02-19
311: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-19
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-02
Bedbug filing: 0 infested units
2026-01-09
311: Illegal Parking — Blocked Hydrant
2025-11-20
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
The full timeline
2026
2026-09-18311: Noise - Commercial — Loud Talking
2026-09-05311: Illegal Parking — Blocked Hydrant
2026-08-30311: Illegal Parking — Blocked Hydrant
2026-07-31Deed — from THE MOSSAAD FAMILY TRUST; SELLARS, WILLIAM Q to TRUST FBO QUINN SELLARS, DATED OCTOBER 2; SELLARS, WILLIAM Q
2026-07-03311: Damaged Tree — Entire Tree Has Fallen Down
2026-02-25Restaurant inspection: PEARL'S SOCIAL & BILLY CLUB — grade A
2026-02-19311: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-02Bedbug filing: 0 infested units
2026-01-09311: Illegal Parking — Blocked Hydrant
2025
2025-11-20HPD 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
2024-05-21311: Damaged Tree — Branch Cracked and Will Fall
2024-05-08Bedbug filing: 0 infested units
2024-04-11HPD 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
2024-03-30Rodent inspection: Passed
2024-03-22Boiler inspection
2023
2023-11-29Bedbug filing: 0 infested units
2023-11-13311: Graffiti — Graffiti
2023-06-13Restaurant inspection: PEARL'S SOCIAL & BILLY CLUB — grade A
2023-03-22Boiler inspection
2023-03-18Rodent inspection: Passed
2023-02-09311: Lead — Lead Kit Request (Residential) (L10)
2023-01-07Bedbug filing: 0 infested units
2022
2022-11-14HPD 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
2022-09-12Rodent inspection: Passed
2022-08-18311: Rodent — Rat Sighting
2022-08-09Rodent inspection: Passed
2022-04-21Rodent inspection: Passed
2022-03-25Rodent inspection: Failed for Rat Activity
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
2022-03-01Boiler inspection
2022-02-07311: Rodent — Rat Sighting
2021
2021-10-19Bedbug filing: 0 infested units
2021-08-14311: Animal-Abuse — Other (complaint details)
2021-03-19Boiler inspection
2021-02-25Bedbug filing: 0 infested units
2020
2020-05-24311: Non-Emergency Police Matter — Social Distancing
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
2013-02-15Job filed: PROPOSE TO DIRECTLY REPLACE INDOOR AIR HANDLER AND OUTDOOR CONDENSER ON EXISTING PAD AND OBTAIN EQUIPMENT USE PERMITS AS PER PLANS. THERE IS NO CHANGE$10,000