A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 12.7. In ZIP 11203, 76% 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
No current HPD flags in the latest weekly snapshot: no open violations, no
pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
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
70 service requests in the last three years. Most common: Residential Disposal Complaint (41) · Derelict Vehicles (8) · Illegal Parking (7) · Dirty Condition (3) · Noise (3) · PLUMBING (2).
Filed construction activity
$37,500 in permitted construction work filed since
2016 (1 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 (1950)
No
Six or more residential units (2)
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)
NYC PACT PRESERVATION PARTNERS LLC
Head officer
KERRY KRAMER
Managing agent
FAIRSTEAD MANAGEMENT
Last registered
2025-11-25
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
$916,000
$54,960
2026
$935,000
$56,100
2027
$837,000
$50,220
The city's market estimate has fallen
9% between tax years 2025 and 2027.
Tax exemptions on the roll: NYC HOUSING AUTH
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
Winthrop St — 2 5 · 0.7 mi straight-line (about a 17-minute walk) · station accessibility: none Crown Hts-Utica Av — 3 4 · 0.7 mi straight-line (about an 18-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Albany Av / Hawthorne St — B12 · 550 ft
Citi Bike
Rutland Rd & E 45 St · 550 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.
70 311 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: $34,000,000 on
2023-12-14 (lender: New York City Housing Authority), covering 154 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
2023-12-14
Mortgage $249,509,952 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT FUND C
$249,509,952
2023-12-14
Mortgage $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY
$34,000,000
2023-12-14
Mortgage $181,723,673 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to MERCHANTS CAPITAL CORP
$181,723,673
2023-12-14
MLEA $23,258,391 — from NEW YORK CITY HOUSING AUTHORITY to REID PARK ROCK HOUSING DEVELOPMENT FUND; NYC PACT PRESERVATION PARTNERS LLC
$23,258,391
2023-12-14
Mortgage $166,276,327 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to MERCHANTS CAPITAL CORP
$166,276,327
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
38
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
0
1
2
2018
0
0
2
0
0
2
2019
0
0
12
0
2
14
2020
0
0
1
0
0
1
2021
0
0
0
0
0
0
2022
0
0
4
0
0
4
2023
0
0
19
16
0
35
2024
0
0
38
0
0
38
2025
3
1
33
0
0
37
2026
0
0
1
0
0
1
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
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
2026-07-04311: Illegal Fireworks — N/A
2025
2025-12-10Bedbug filing: 0 infested units
2025-11-24HPD 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
2025-08-16311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2025-08-11311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2025-07-24311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2025-06-25Permit General Construction — Signed-off
2025-06-24311: Residential Disposal Complaint — Bin Not Used
2025-06-24311: Residential Disposal Complaint — Bin Not Used
2025-06-19311: Residential Disposal Complaint — Bin Not Used
2024-04-12Tenant complaint: PLUMBING — WATER SUPPLY
2024-03-14Tenant complaint: PLUMBING — WATER SUPPLY
2024-03-14311: PLUMBING — WATER SUPPLY
2024-01-11311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2024-01-10311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2024-01-10311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2023
2023-12-31311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2023-12-28311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2023-12-28311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2023-12-14Agreement — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC; NEW YORK CIT to NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NEW YORK CI
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14Mortgage $249,509,952 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to NEW YORK CITY HOUSING DEVELOPMENT FUND C$249,509,952
2023-12-14Mortgage assigned — from MERCHANTS CAPITAL CORP to FANNIE MAE
2023-12-14Agreement — from FANNIE MAE to MERCHANTS CAPITAL CORP
2023-12-14Agreement — from NEW YORK CITY HOUSING DEVELOPMENT FUND C; THE CITY OF NEW YORK to MERCHANTS CAPITAL CORP
2023-12-14Mortgage $34,000,000 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NEW YORK CITY HOUSING AUTHORITY$34,000,000
2023-12-14Mortgage $181,723,673 — from NYC PACT PRESERVATION PARTNERS LLC; REID PARK ROCK HOUSING DEVELOPMENT FUNDC to MERCHANTS CAPITAL CORP$181,723,673
2023-12-14Agreement — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to THE CITY OF NEW YORK; NEW YORK CITY HOUSING DEVELOPMENT FUND C
2023-12-14DECL — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC to NYC PACT PRESERVATION PARTNERS LLC
2023-12-14MLEA $23,258,391 — from NEW YORK CITY HOUSING AUTHORITY to REID PARK ROCK HOUSING DEVELOPMENT FUND; NYC PACT PRESERVATION PARTNERS LLC$23,258,391
2023-12-14DECL — from NEW YORK CITY HOUSING AUTHORITY; U.S. DEPARTMENT OF HOUSING AND URBAN DEV; NYC PACT PRESER
2023-12-14REL — from SECRETARY OF HOUSING AND URBAN DEVELOPME; UNITED STATES OF AMERICAS to NEW YORK CITY HOUSING AUTHORITY
2023-12-14Agreement — from MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING AUTHORITY; NYC PACT PRESERVATION PARTNERS LLC
2023-12-14Mortgage $166,276,327 — from REID PARK ROCK HOUSING DEVELOPMENT FUNDC; NYC PACT PRESERVATION PARTNERS LLC to MERCHANTS CAPITAL CORP$166,276,327
2023-12-14Agreement — from MERCHANTS CAPITAL CORP to NEW YORK CITY HOUSING DEVELOPMENT FUND C; NYC PACT PRESERVATION PARTNERS LLC
2018-10-30HPD 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
2012-04-19SMIS — from NEW YORK CITY HOUSING AUTHORITY to UNITED STATES DEPARTMENT OF HUD
2011
2011-02-22Permit EQ — ISSUED
2011-02-22Job filed: INSTALLATION OF HEAVY-DUTY SIDEWALK SHED AS INDICATED ON PLANS. THERE WILL BE NO CHANGE IN THE USE, EGRESS, OR OCCUPANCY UNDER THIS APPLICATION.
1996
1996-04-16Permit EW — ISSUED
1996-04-08Permit PL — ISSUED
1973
1973-11-21CODP — from CITY OF NEW YORK; CITY OF NY
1970
1970-01-13DECL — from NEW YORK HOUSING AUTHORITY; NEW YORK CITY HOUSING AUTHORITY; UNITED STATES OF AMERICA
1969
1969-11-21Deed — from THE CITY OF NY to NYC HOUSING AUTHORITY
1968
1968-05-16Mortgage assigned — from SACKMAN GILLILAND CORP to FRANKLIN NATIONAL BANK
1968-05-13SAGE — from CROWN ASSOCIATES; SACKMAN GILLILAND CORP