A modest record — below the level that usually signals systemic problems. More recorded distress than 62% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty
points per 10 units; this building carries 27.7. In ZIP 11237, 39% of residential buildings hold an A and
15% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
13 total — 3 class C (immediately hazardous), 2 class B, 8 class A. Oldest open since 2005-09-05.
status snapshot refreshed weekly from HPD records
Patterns
10 heat or hot-water complaints in the last three years (winter 2025–26: 8).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
26 service requests in the last three years. Most common: Noise (8) · Dirty Condition (4) · HEAT/HOT WATER (4) · Illegal Parking (2) · DOOR/WINDOW (2) · WATER LEAK (1).
Filed construction activity
$2,858,108 in permitted construction work filed since
2016 (5 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 (1925)
Yes
Six or more residential units (8)
No
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. 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)
NICHOLAS LIVING LLC
Head officer
JOEL BERKOWITZ
Managing agent
ARON FROMOWITZ
Last registered
2025-09-24
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
$1,748,000
$786,600
2026
$1,398,000
$629,100
2027
$1,674,000
$753,300
The city's market estimate has fallen
4% 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.
26 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $2,050,000 on
2020-08-18 (lender: Canadian Imperial Bank Of Commerce). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2020-08-18
AL&R $5,800,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE
$5,800,000
2020-08-18
Agreement $5,800,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE
$5,800,000
2020-08-18
Mortgage $2,050,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE
$2,050,000
2018-09-06
AL&R $1,700,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC
$1,700,000
2018-09-06
AL&R $2,050,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC
$2,050,000
2018-08-16
Deed $2,300,000 — from 310 SAINT NICK LLC to 310 SAINT NICHOLAS L.P
$2,300,000
2018-08-16
Mortgage $2,050,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC
$2,050,000
2018-08-16
Mortgage $1,700,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC
$1,700,000
2018-07-25
Sold for $2,300,000
$2,300,000
$287,500
2004-11-16
DEEDO $200,000 — from SYLVIA DE ANGELIS, AS TO 1 1/3 INTEREST; PATRICIA A. VASCELLARO, AS TO 1 1/3 INTE; PAULA C to 310 SAINT NICK, LLC
$200,000
1991-08-20
Mortgage $50,000 — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATORE T
$50,000
1987-04-24
Mortgage $40,000 — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATORE T
$40,000
1983-10-12
Mortgage $35,000 — from VASCELLARO, SYLVESTER to SECOND COMMERCIAL FD/NY
$35,000
Ten-year activity
50250
2017
2018
2019
42
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
8
0
0
8
2018
17
6
4
8
4
39
2019
4
12
5
0
1
22
2020
2
0
32
7
1
42
2021
0
1
9
0
0
10
2022
0
0
7
0
2
9
2023
0
2
7
0
1
10
2024
0
0
8
0
2
10
2025
0
0
14
0
2
16
2026
0
2
16
0
1
19
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311: Special Projects Inspection Team (SPIT) — Sign/Awning/Marquee - Illegal/No Permit
2026-05-03
DOB complaint, category ?
2026-04-10
FDNY inspection (RISK)
2026-02-04
HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT
2026-02-04
HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR AT CELLAR
2026-01-31
Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-31
311: HEAT/HOT WATER — APARTMENT ONLY
2026-01-17
Rodent inspection: Passed
2026-01-01
311: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-01
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-31
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-31
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-18
Bedbug filing: 0 infested units
2025-12-09
311: Illegal Parking — Blocked Sidewalk
2025-10-31
311: Construction Safety Enforcement — CSC - Monitoring Tracking
2026-05-03311: Special Projects Inspection Team (SPIT) — Sign/Awning/Marquee - Illegal/No Permit
2026-05-03DOB complaint, category ?
2026-04-10FDNY inspection (RISK)
2026-02-04HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT
2026-02-04HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR AT CELLAR
2026-01-31Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-31311: HEAT/HOT WATER — APARTMENT ONLY
2026-01-17Rodent inspection: Passed
2026-01-01311: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-01Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025
2025-12-31311: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-31Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-12-18Bedbug filing: 0 infested units
2025-12-09311: Illegal Parking — Blocked Sidewalk
2025-10-31311: Construction Safety Enforcement — CSC - Monitoring Tracking
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
2023-03-27HPD 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
2022-11-20311: Illegal Parking — Blocked Sidewalk
2022-10-26Bedbug filing: 0 infested units
2022-10-19311: DOOR/WINDOW — DOOR
2022-10-19Tenant complaint: DOOR/WINDOW — DOOR
2022-09-13Rodent inspection: Failed for Rat Activity
2022-08-09Rodent inspection: Failed for Rat Activity
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
2021-02-03HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2020
2020-08-18AL&R $5,800,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE$5,800,000
2020-08-18Agreement $5,800,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE$5,800,000
2020-08-18Mortgage $2,050,000 — from 310 SAINT NICHOLAS L.P. to CANADIAN IMPERIAL BANK OF COMMERCE$2,050,000
2020-08-18Mortgage assigned — from S3 RE FUNDING III LLC to CANADIAN IMPERIAL BANK OF COMMERCE
2020-08-18Mortgage assigned — from S3 RE FUNDING III LLC to CANADIAN IMPERIAL BANK OF COMMERCE
2020-08-18TL&R — from S3 RE FUNDING III LLC to 310 SAINT NICHOLAS L.P.
2020-08-18TL&R — from S3 RE FUNDING III LLC to 310 SAINT NICHOLAS L.P.
2020-06-11City emergency repair (OMO): scope of work- install hinges to make door self-closing at apt 4a, 4th story, apartment at west. total doors= (1) note: $165
2020-04-13Certificate of occupancy Temporary
2020-04-07HPD 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
2020-03-30HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2020-03-30HPD class A: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING COVER PLATE OF THE SPRINKLER HEAD IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 4A UPPER
2020-03-30HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE CASEMENT WINDOW IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 4A UPPER LEVEL,
2020-03-30HPD class C: § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 4A, 4th STORY, APARTMENT AT WEST
2020-03-30HPD class B: § 9, 170, 171, 300, 301, 302 M.D.LAW-FILE PLANS AND APPLICATION AND OBTAIN A CERTIFICATE OF OCCUPANCY TO LEGALIZE THE CONVERSION FROM A PRIV
2020-03-30HPD class A: § 27-2005 ADM CODE PROVIDE AN ESCUTCHEON PLATE AT THE PROTRUDING SPRINKLER HEAD AT THE EAST WALL IN THE 1st ROOM FROM NORTH AT EAST LOCATED
2020-03-30HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2020-03-30HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2020-03-30HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2020-03-30HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX : MI
2020-03-30HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2020-03-23Tenant complaint: WATER LEAK — HEAVY FLOW
2019-05-30ECB CLASS - 1 violation: FAILURE TO MAINTAIN/DISPLAY ON SITE DOCUMENTS. AT TIME OF INSPECTION OF A 4 STY ALTERATION,I REQUESTED TO SEE THE SITE SAFETY PLAN
2019-05-30ECB CLASS - 2 violation: SIDEWALK SHED LIGHTING. AT TIME OF INSPECTION I OBSERVED THAT THE LIGHTING BELOW THE SIDEWALK SHED WERE OFF. UPON REQUEST TO HAVE $625
2019-03-05Job filed: INSTALLATION OF TEMPORARY ROOF PROTECTION ON ADJACENT BUILDING DURING NEW BUILDING CONSTRUCTION AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. T
2018
2018-12-26Permit PL — ISSUED
2018-12-19Job filed: INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. PIPE SCAFFOLD SHALL COMPLY WITH CHAPTER 33 OF THE 2014 NYC BUILDING CODE. NO CHANGE IN USE, EGRE$30,000
2018-12-19Permit Supported Scaffold — Signed-off
2018-12-19Permit Sidewalk Shed — Signed-off
2018-12-19Job filed: INSTALLATION OF TEMPORARY SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER 33 OF THE 2014 NYC BUILDING CODE. NO CHANGE IN USE, EGRE$36,200
2018-12-14FDNY inspection (ALT)
2018-11-29Asbestos abatement: Removal — Marby Construction Corp
2018-11-09FDNY inspection (ALT)
2018-11-05311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2018-11-05DOB complaint, category ?
2018-10-10FDNY inspection (ALT)
2018-10-05311: General Construction/Plumbing — Adjacent Buildings Not Protected
2018-10-05DOB complaint, category ?
2018-09-06AL&R $1,700,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC$1,700,000
2018-09-06AL&R $2,050,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC$2,050,000
2018-09-05Permit AL — ISSUED
2018-09-04Permit Construction Fence — Signed-off
2018-09-04Job filed: Installation of temporary construction fence per plan submitted. Work shall comply with 2014 building codes chapter 33. No change in use, egress and/o
2018-08-16Deed $2,300,000 — from 310 SAINT NICK LLC to 310 SAINT NICHOLAS L.P$2,300,000
2018-08-16Mortgage $2,050,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC$2,050,000
2018-08-16Mortgage $1,700,000 — from 310 SAINT NICHOLAS L.P. to S3 RE FUNDING III LLC$1,700,000
2015-10-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2014 INSPECTION REPORT
2015-04-14Permit AL — ISSUED
2015-04-13Job filed: POINTING AS PER PLAN.NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.$4,500
2015-04-13Job filed: POINTING AS PER PLAN.NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.$4,500
2015-01-13311: Street Condition — Wear & Tear
2014
2014-05-14Rodent inspection: Passed
2013
2013-10-08Rodent inspection: Passed
2013-09-25311: New Tree Request — For One Address
2013-05-01311: Taxi Complaint — Driver Complaint
2013-04-09311: New Tree Request — For One Address
2012
2012-04-05311: Dead Tree — Dead/Dying Tree
2012-03-20Rodent inspection: Passed
2011
2011-09-22311: Vending — Unlicensed
2011-08-02311: Consumer Complaint — Unlicensed
2010
2010-01-20Permit PL — ISSUED
2010-01-07Permit EW — ISSUED
2009
2009-06-26Permit EW — ISSUED
2009-05-18Job filed: AT 2ND FLR.REMODEL EXISTING APTS.NEW KITCHENS,BATHS,PARTITION WORK$50,000
2008
2008-12-10Tenant complaint: PLUMBING — WATER SUPPLY
2005
2005-09-05HPD class C: § 27-2031 ADMIN. CODE: PROVIDE HOT WATER AT ALL HOT WATER FIXTURES KITCHEN AND BATHROOM 2ND. STY. REAR APT. #2R.
2004
2004-11-16DEEDO $200,000 — from SYLVIA DE ANGELIS, AS TO 1 1/3 INTEREST; PATRICIA A. VASCELLARO, AS TO 1 1/3 INTE; PAULA C to 310 SAINT NICK, LLC$200,000
1996
1996-08-16Mortgage satisfied — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATOR T.
1995
1995-08-29DOB violation LL6291:
1993
1993-08-16DOB violation LL6291:
1993-08-16DOB violation LL6291:
1993-07-22Permit AL — ISSUED
1993-06-18Deed — from VASCELLARO, SYLVESTER/EX to DE ANGELIS, SYLVIA; VASCELLARO, CHARLESF; VASCELLARO, PATRICIAA; CORDES, PAULA
1993-05-21RTXL — from VASCELLARO,SYLVESTER/EST
1993-05-06ECB Hazardous violation: NO FIREPROOF ENCLOSURE FOR BOILER AT CELLAR.CELLAR BEING USED FOR STO-RAGE OF PLUMBING MATERIALS REMEDY: ENCLOSE BOILER AS REQUIRE$475
1992
1992-07-21DOB complaint, category ?
1991
1991-08-20Mortgage satisfied — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATORE T
1991-08-20Mortgage $50,000 — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATORE T$50,000
1987
1987-11-09Mortgage satisfied — from VASCELLARO, SYLVESTER to SECOND COMMERCIAL FUND
1987-04-24Mortgage $40,000 — from VASCELLARO, SYLVESTER to ABRUZZO, SALVATORE T$40,000
1984
1984-01-05Mortgage satisfied — from VASCELLARO, SYLVESTER to BRUCE SUPPLY CORP
1983
1983-10-12Mortgage $35,000 — from VASCELLARO, SYLVESTER to SECOND COMMERCIAL FD/NY$35,000
1983-08-17Mortgage satisfied — from VASCELLARO, SYLVESTER to ABRUZZO, JOSEPH P
1981
1981-10-27Mortgage — from VASCELLARO SYLVESTER to BRUCE SUPPLY CORP
1980
1980-07-09Mortgage — from VASCELLARO SYLVESTER to ABRUZZO JOSEPH P
1978
1978-08-21LEAS — from VASCELLARO SYLVESTER to RVS PLUMBING INC
1978-08-21LEAS — from VASCELLARO SYLVESTER to VASCELLARO M INC
1978-08-17Mortgage — from VASCELLARO SYLVESTER to RAGUSA ALBERT
1978-01-13Mortgage — from VASCELLARO SYLVESTER to ABRUZZO JOSEPH P
1968
1968-09-09Mortgage — from VASCELLARO SYLVESTER to HAMBURG SAVS BANK
1967
1967-05-11Mortgage — from VASCELLANO SYLVESTER to ABRUZZO LENORA; ABRUZZO SALVATORE T