A modest record — below the level that usually signals systemic problems. More recorded distress than 73% 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 55. In ZIP 11212, 56% of residential buildings hold an A and
14% 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
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2025-12-17.
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
9 service requests in the last three years. Most common: PLUMBING (2) · Noise (2) · Illegal Parking (2) · FLOORING/STAIRS (1) · UNSANITARY CONDITION (1) · WATER LEAK (1).
Filed construction activity
$3,310,000 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 (1930)
Yes
Six or more residential units (8)
Yes
421-a / J-51 tax benefit on the current tax roll
3 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. 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)
LOTT AVE REALTY LLC
Head officer
MOSHE KAFF
Managing agent
YHT MANAGEMENT
Last registered
2025-08-28
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
$922,400
$415,080
2026
$884,000
$397,800
2027
$1,061,000
$477,450
The city's market estimate has risen
15% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 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
Saratoga Av — 3 · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Hegeman Av / Thomas S Boyland St — B15 B35 · 700 ft
Citi Bike
Herzl St & Newport St · 600 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: Elementary schools in this district are not zoned. 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.
9 311 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: $775,000 on
2022-05-24 (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
2022-05-24
AL&R $2,500,000 — from LOTT AVE REALTY LLC to PIERMONT BANK
$2,500,000
2022-05-24
Agreement $2,500,000 — from LOTT AVE REALTY LLC to PIERMONT BANK
$2,500,000
2022-05-24
Mortgage $775,000 — from LOTT AVE REALTY LLC to PIERMONT BANK
$775,000
2021-06-23
AL&R $1,025,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK
$1,025,000
2021-06-23
Agreement $1,025,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK
$1,025,000
2021-06-23
Mortgage $557,669 — from LOTT AVE REALTY LLC to CROSS RIVER BANK
$557,669
2021-06-23
Mortgage $467,331 — from LOTT AVE REALTY LLC to CROSS RIVER BANK
$467,331
2021-06-23
Mortgage $700,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA
$700,000
2021-06-23
SMTG $1,167,331 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA
$1,167,331
2021-06-23
AL&R $700,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA
$700,000
2017-10-05
Mortgage $1,475,000 — from LOTT AVE REALTY LLC to SHARESTATES INVESTMENTS, LLC SERIES BC20
$1,475,000
2016-09-07
Deed $400,000 — from MCCURDY , PAULINE to LOTT AVE REALTY LLC
$400,000
2016-08-24
Sold for $400,000
$400,000
$50,000
2007-05-09
XXXX $104,000 — from MCCURDY, PAULINE to MERS
$104,000
2006-11-30
Mortgage $104,000 — from MCCURDY, PAULINE to MERS
$104,000
Ten-year activity
50250
22
2017
2018
2019
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
14
0
5
3
0
22
2018
2
8
0
3
0
13
2019
0
8
2
0
2
12
2020
9
3
2
0
1
15
2021
3
1
2
9
0
15
2022
0
0
3
9
0
12
2023
0
0
1
0
0
1
2024
0
0
10
0
0
10
2025
0
0
12
0
0
12
2026
0
0
2
0
0
2
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City emergency repair (OMO): at apt: 2b at: room north/west 3 (living room) repair leak and restore broken plaster. 1. trace, locate, and properly re
2025-12-30
Bedbug filing: 0 infested units
2025-12-17
HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FR
2025-12-17
HPD class C: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 3rd ROOM FROM NORTH AT WEST LOCATED
2026-03-24City emergency repair (OMO): at apt: 2b at: room north/west 3 (living room) repair leak and restore broken plaster. 1. trace, locate, and properly re$1,800
2025
2025-12-30Bedbug filing: 0 infested units
2025-12-17HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FR
2025-12-17HPD class C: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 3rd ROOM FROM NORTH AT WEST LOCATED
2025-12-13Tenant complaint: PLUMBING — BASIN/SINK
2025-12-13Tenant complaint: WATER LEAK — HEAVY FLOW
2022-05-24AL&R $2,500,000 — from LOTT AVE REALTY LLC to PIERMONT BANK$2,500,000
2022-05-24Agreement $2,500,000 — from LOTT AVE REALTY LLC to PIERMONT BANK$2,500,000
2022-05-24Mortgage $775,000 — from LOTT AVE REALTY LLC to PIERMONT BANK$775,000
2022-05-24Mortgage assigned — from CROSS RIVER BANK to PIERMONT BANK
2022-05-24Mortgage assigned — from CROSS RIVER BANK to PIERMONT BANK
2022-05-23TL&R — from CROSS RIVER BANK to LOTT AVE REALTY LLC
2022-05-23TL&R — from CROSS RIVER BANK to LOTT AVE REALTY LLC
2022-03-14SMIS — from LOTT AVENUE REALTY LLC
2022-02-28Bedbug 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
2021-09-30Certificate of occupancy Final
2021-09-30Certificate of occupancy Final
2021-07-21Permit PL — ISSUED
2021-06-23AL&R $1,025,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK$1,025,000
2021-06-23Agreement $1,025,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK$1,025,000
2021-06-23Mortgage $557,669 — from LOTT AVE REALTY LLC to CROSS RIVER BANK$557,669
2021-06-23Mortgage $467,331 — from LOTT AVE REALTY LLC to CROSS RIVER BANK$467,331
2021-06-23Mortgage $700,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA$700,000
2021-06-23SMTG $1,167,331 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA$1,167,331
2021-06-23Mortgage assigned — from SHARESTATES INVESTMENTS LLC SERIES BC201 to CROSS RIVER BANK ISAOA ATIMA
2021-06-23AL&R $700,000 — from LOTT AVE REALTY LLC to CROSS RIVER BANK ISAOA ATIMA$700,000
2021-05-06EASE — from 79 EQUITIES LLC to LOTT AVE REALTY LLC
2021-04-07FDNY inspection (ALT)
2021-02-13Tenant complaint: GENERAL — COOKING GAS
2021-02-13311: GENERAL — COOKING GAS
2020
2020-12-23311: Emergency Response Team (ERT) — After Hours Work - Illegal
2020-12-23DOB complaint, category ?
2020-12-14Permit EQ — ISSUED
2020-12-14Permit AL — ISSUED
2020-10-07DOB complaint, category ?
2020-10-06ECB CLASS - 2 violation: JOBSITE FENCE NOT CONSTRUCTED OR MAINTAINED PURSUANT TO SUBSECTION. ATTIME OF INSPECTION AT AN ACTIVE JOBSITE ALT-1 FOR VERTICAL &$500
2020-09-23Permit Sidewalk Shed — Signed-off
2020-09-22Job filed: INSTALLATION OF TEMPORARY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY
2019-04-13311: Construction Safety Enforcement — CSE - Sweep
2019-04-13DOB complaint, category ?
2019-04-12311: Construction Safety Enforcement — CSE - Sweep
2019-04-12DOB complaint, category ?
2019-04-03FDNY inspection (ALT)
2019-02-06FDNY inspection (ALT)
2018
2018-12-21FDNY inspection (ALT)
2018-11-21FDNY inspection (ALT)
2018-10-09FDNY inspection (ALT)
2018-08-08FDNY inspection (ALT)
2018-06-01FDNY inspection (ALT)
2018-05-15CERT — from RIDGE ABSTRACT CORP.
2018-05-15ZONE — from 79 EQUITIES LLC; LOTT AVE REALTY LLC
2018-05-15SMIS — from LOTT AVE REALTY LLC; 79 EQUITIES LLC
2018-05-01FDNY inspection (ALT)
2018-04-25FDNY inspection (STRUC_INT_3)
2018-04-02FDNY inspection (ALT)
2018-03-21Permit PL — ISSUED
2018-03-13Permit AL — ISSUED
2017
2017-12-19311: Blocked Driveway — No Access
2017-12-12311: Blocked Driveway — No Access
2017-12-05311: Blocked Driveway — No Access
2017-12-05311: Blocked Driveway — No Access
2017-11-22Permit AL — ISSUED
2017-11-22Permit FO — ISSUED
2017-11-22Permit FO — ISSUED
2017-11-22Permit EQ — ISSUED
2017-10-05Mortgage $1,475,000 — from LOTT AVE REALTY LLC to SHARESTATES INVESTMENTS, LLC SERIES BC20$1,475,000
2017-06-22Job filed: BPP FILED IN CONJUNCTION TO JOB #321499464
2017-06-22Job filed: BPP FILED IN CONJUNCTION TO JOB #321499464
2017-06-05ZONE — from LOTT AVE REALTY LLC
2017-06-05CERT — from RIDGE ABSTRACT CORP.
2017-05-02Job filed: STRUCTURAL WORK TYPE BEING FILED SUBSEQUENT TO DOC. #01
2017-05-02Job filed: STRUCTURAL WORK TYPE BEING FILED SUBSEQUENT TO DOC. #01
2017-04-28311: Street Sign - Dangling — Street Cleaning - ASP
2017-04-26Job filed: MECHANICAL, SPRINKLER, AND PLUMBING FILED IN SUBSEQUENT TO DOC. #01
2017-03-24Job filed: INSTALLATION OF AUTOMATIC SMOKE/HEAT DETECTION AND SPRINKLER FIRE ALARM SYSTEM FILED IN CONJUNCTION TO JOB #321499464$5,000
2017-03-24Job filed: INSTALLATION OF AUTOMATIC SMOKE/HEAT DETECTION AND SPRINKLER FIRE ALARM SYSTEM FILED IN CONJUNCTION TO JOB #321499464$5,000
2017-01-25Job filed: A1$1,100,000
2017-01-25Job filed: A1$1,100,000
2017-01-25Job filed: A1$1,100,000
2016
2016-09-19Mortgage satisfied — from MCCURDY, PAULINE to THE FEDERAL DEPOSIT INSURANCE CORPORATIO
2016-09-07Deed $400,000 — from MCCURDY , PAULINE to LOTT AVE REALTY LLC$400,000
2016-08-24Sold for $400,000$400,000
2016-08-09Mortgage satisfied — from MCCURDY, PAULINE to MORTGAGE ELECTRONIC REGISTRATION SYSTEM,
2016-07-22Mortgage satisfied — from MCCURDY, PAULINE to BANK OF AMERICA NA
2015
2015-12-05Tenant complaint: PLUMBING — WATER SUPPLY
2015-12-05311: PLUMBING — WATER SUPPLY
2011
2011-10-24Tenant complaint: GENERAL — DOORS
2009
2009-12-15Mortgage satisfied — from MCCURDY, PAULINE to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; WALL STREET MORTGAGE BANKERS DBA POWER E
2007
2007-05-09XXXX $104,000 — from MCCURDY, PAULINE to MERS$104,000
2006
2006-11-30Mortgage $104,000 — from MCCURDY, PAULINE to MERS$104,000
2005
2005-12-25Tenant complaint: HEATING — HEAT RELATED
2005-09-22ECB Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY BUILDING DEPARTMENT RECORDS. FROM: 1 FAMILY DWELLING AT 1ST FLOOR: TO: FOUR SRO (SINGLE ROOM$800
2005-09-09DOB complaint, category ?
2005-08-04DOB complaint, category ?
2005-02-02Mortgage assigned — from WALL STREET MORTGAGE BANKERS LTD DBA POW to WASHINGTON MUTUAL BANK FA
2005-02-02Mortgage assigned — from WALL STREET MORTGAGE BANKERS LTD DBA POW to MORTGAGE ELECTRONIC REGISTRATION SYSTEM,
2004
2004-12-21Deed $399,400 — from HOUCHEN, AGNES to MCCURDY, PAULINE$399,400
2004-12-21Mortgage $319,500 — from MCCURDY, PAULINE to WALL STREET MORTGAGE BANKERS LTD DBA POW$319,500
2004-12-21Mortgage $39,900 — from MCCURDY, PAULINE to WALL STREET MORTGAGE BANKERS LTD DBA POW$39,900
2004-11-29Mortgage satisfied — from HOUCHEN, AGNES; HOUCHEN, WINSTON to COUNTRYWIDE HOME LOANS, INC.
2004-04-01PAT — from HOUCHEN, AGNES to SOLOMON, CAROL
2004-04-01PAT — from HOUCHEN, WINSTON to SOLOMON, CAROL
2004-04-01Mortgage $100,000 — from HOUCHEN, WINSTON; HOUCHEN, AGNES to MERS$100,000
2003
2003-12-15Tenant complaint: HEATING — HEAT RELATED
2003-12-13Tenant complaint: HEATING — HEAT RELATED
2003-12-10Tenant complaint: HEATING — HEAT RELATED
2003-12-03Tenant complaint: HEATING — HEAT RELATED
2003-12-03Tenant complaint: HEATING — HEAT RELATED
2002
2002-11-25ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BUILDING WALL. DEFECT GARAGE WALLS AND ROOF MISSING BROKE AND COLLAPSE AT REAR OF PREMISES.APPROX 75%$350
1990
1990-05-31Mortgage satisfied — from HOUCHEN, AGNES; HOUCHEN, WINSTON to BANK OF COMMERCE
1986
1986-11-14Mortgage $3,300 — from HOUCHEN, AGNES; HOUCHEN, WINSTON to BANK OF COMMERCE$3,300