A sustained record of distress well beyond its peers. More recorded distress than 98% 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 90.7. In ZIP 11226, 60% of residential buildings hold an A and
10% 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 — 0 class C (immediately hazardous), 3 class B, 0 class A. Oldest open since 2026-04-23.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2023–24: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
18 service requests in the last three years. Most common: UNSANITARY CONDITION (3) · Noise (3) · Illegal Dumping (2) · PLUMBING (2) · HEAT/HOT WATER (1) · ELECTRIC (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 (1930)
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)
ALLEY CORTELYOU II LLC
Head officer
AVROHOM SCHLAFF
Managing agent
Waterstone group LLC
Last registered
2025-07-08
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
$686,000
$308,700
2026
$823,000
$370,350
2027
$658,000
$296,100
The city's market estimate has fallen
4% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since
2022 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
Beverley Rd — Q · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Flatbush Av / Cortelyou Rd — B41 · 150 ft
Citi Bike
Beverley Rd & Flatbush Ave · 400 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.
18 311 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.
Most recent mortgage recorded against this lot: $1,900,000 on
2017-11-16 (lender: TD Bank, N.A.), covering 4 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
2023-10-16
AL&R $1,700,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to CITI REAL ESTATE FUNDING INC.
$1,700,000
2023-10-16
Agreement $1,700,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to CITI REAL ESTATE FUNDING INC.
$1,700,000
2018-05-07
AL&R $1,900,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to TD BANK, N.A.
$1,900,000
2018-05-07
CORRM $1,900,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to TD BANK, N.A.
$1,900,000
2017-11-16
AL&R $1,900,000 — from ALLEY COURTELYOU II LLC; ALLEY COURTELYOU I LLC; ALLEY COURTELYOU II LLC; ALLEY COURTELYOU to TD BANK, N.A.; TD BANK, N.A.
$1,900,000
2017-11-16
Mortgage $1,900,000 — from ALLEY COURTELYOU II LLC; ALLEY COURTELYOU I LLC; ALLEY COURTELYOU II LLC; ALLEY COURTELYOU to TD BANK, N.A.; TD BANK, N.A.
$1,900,000
2016-11-29
Deed $997,500 — from CORTELYOU PARTNERS LLC to ALLEY CORTELYOU II LLC
$997,500
2016-11-16
Sold for $997,500
$997,500
$498,750
2015-08-13
Deed $628,452 — from WILLIAM F. MACKEY, JR., ESQ., AS REFEREE to CORTELYOU PARTNERS LLC
$628,453
2007-07-06
AL&R $527,000 — from CATULLE, ORIOL to FLUSHING SAVINGS BANK, FSB
$527,000
2007-07-06
M&CON $527,000 — from CATULLE, ORIOL to FLUSHING SAVINGS BANK, FSB
$527,000
2006-04-21
Mortgage $30,000 — from CATULLE, ORIOL to FORD, MARCIA LEE
$30,000
2006-02-23
Deed $590,000 — from STANLEY, IVAN; LEE FORD, MARCIA to CATTULE, ORIOL
$590,000
2006-02-23
AL&R $442,500 — from FLUSHING SAVINGS BANK, FSB to CATTULE, ORIOL
$442,500
2006-02-23
Mortgage $442,500 — from CATTULE, ORIOL to FLUSHING SAVINGS BANK, FSB
$442,500
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
2025
26
2026
EnforcementHousing & tenantsOwnership & money
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Total
2017
0
12
3
15
2018
0
0
2
2
2019
0
13
1
14
2020
0
3
0
3
2021
2
6
0
8
2022
0
6
0
6
2023
1
11
4
16
2024
0
6
2
8
2025
0
7
0
7
2026
1
25
0
26
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311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2026-04-23
DOB complaint, category ?
2026-04-23
HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE KITCHEN LOCATED AT
2026-04-23
HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. CEILING IN THE BATHROOM LOCATED AT
2026-04-23
HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE BATHROOM LOCATED A
2026-04-23
HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. CEILING IN THE BATHROOM LOCATED AT
2026-04-23
HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE KITCHEN LOCATED AT
2026-04-23
HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE BATHROOM LOCATED A
2026-04-23
HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE 6t
2026-04-23
HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM NORTH AT EAST WALL IN THE FO
2026-04-23
HPD class A: § 27-2013 ADMIN. CODE: PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE KITCHEN , THE
2026-04-23
HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WOOD RAIL AT EAST WALL AT PUBLIC HALL STAIRS, 2nd STORY
2026-04-23
HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE KITCHEN LOCATED AT APT 2D, 2nd STORY, 1st APARTMENT FROM
2026-04-23
HPD class A: § 27-2005 ADMIN. CODE: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAN ENAMEL FINISH BATHTUB BY METHOD OF REGLAZING I
2026-04-23
HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM WEST AT NORTH WALL IN THE 1s
2026-04-21
311: PLUMBING — WATER SUPPLY
2026-04-21
311: UNSANITARY CONDITION — MOLD
2026-04-21
311: PLUMBING — BATHTUB/SHOWER
2026-04-21
311: WATER LEAK — SLOW LEAK
2026-04-21
Tenant complaint: PLUMBING — BATHTUB/SHOWER
2026-04-21
Tenant complaint: PLUMBING — WATER SUPPLY
2026-04-21
Tenant complaint: UNSANITARY CONDITION — MOLD
2026-04-21
Tenant complaint: WATER LEAK — SLOW LEAK
2025-10-28
311: Missed Collection — Trash and Bulky Trash
The full timeline
2026
2026-07-11311: Homeless Person Assistance — Non-Chronic
2026-06-23311: Noise — Noise: Alarms (NR3)
2026-04-30Bedbug filing: 0 infested units
2026-04-23311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2026-04-23DOB complaint, category ?
2026-04-23HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE KITCHEN LOCATED AT
2026-04-23HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. CEILING IN THE BATHROOM LOCATED AT
2026-04-23HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE BATHROOM LOCATED A
2026-04-23HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. CEILING IN THE BATHROOM LOCATED AT
2026-04-23HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE KITCHEN LOCATED AT
2026-04-23HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT. EAST WALL IN THE BATHROOM LOCATED A
2026-04-23HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE 6t
2026-04-23HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM NORTH AT EAST WALL IN THE FO
2026-04-23HPD class A: § 27-2013 ADMIN. CODE: PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE KITCHEN , THE
2026-04-23HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WOOD RAIL AT EAST WALL AT PUBLIC HALL STAIRS, 2nd STORY
2026-04-23HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE KITCHEN LOCATED AT APT 2D, 2nd STORY, 1st APARTMENT FROM
2026-04-23HPD class A: § 27-2005 ADMIN. CODE: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAN ENAMEL FINISH BATHTUB BY METHOD OF REGLAZING I
2026-04-23HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT 1st WINDOW FRAME FROM WEST AT NORTH WALL IN THE 1s
2019-05-11HPD class C: § 27-2005 ADMIN. CODE: REPLACE WITH NEW THE BROKEN OR DEFECTIVE LOWER WINDOW GLASS PANE IN THE 1st ROOM FROM NORTH LOCATED AT APT 2C, 2nd ST
2019-05-11HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130 DEGREE FAHRENHEIT IN THE ENTIRE A
2019-04-04HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF HOTWATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130 DEGRES AT ALL HOTWATER FIXTURES IN
2019-02-04HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER EXCEEDING THE MAXIMUM ALLOWABLE OF 130 DEGRESS AT ALL H
2019-02-01311: HEAT/HOT WATER — APARTMENT ONLY
2019-02-01Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2019-01-25311: HEAT/HOT WATER — APARTMENT ONLY
2019-01-25Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2019-01-25HPD class B: § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS IN THE ENTRANCE LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM SOUTH AT W
2019-01-24311: HEAT/HOT WATER — APARTMENT ONLY
2019-01-24Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2018
2018-05-07AL&R $1,900,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to TD BANK, N.A.$1,900,000
2018-05-07CORRM $1,900,000 — from ALLEY CORTELYOU I LLC; ALLEY CORTELYOU II LLC to TD BANK, N.A.$1,900,000
2017
2017-12-12311: Other Enforcement — E6 Commercial Waste Disposal
2017-11-21TERA — from ALLEY CORTELYOU II LLC to CORTELYOU PARTNERS LLC
2017-11-16AL&R $1,900,000 — from ALLEY COURTELYOU II LLC; ALLEY COURTELYOU I LLC; ALLEY COURTELYOU II LLC; ALLEY COURTELYOU to TD BANK, N.A.; TD BANK, N.A.$1,900,000
2017-11-16Mortgage $1,900,000 — from ALLEY COURTELYOU II LLC; ALLEY COURTELYOU I LLC; ALLEY COURTELYOU II LLC; ALLEY COURTELYOU to TD BANK, N.A.; TD BANK, N.A.$1,900,000
2017-03-14Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2017-03-14Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2016
2016-11-29SMIS — from ALLEY CORTELYOU II LLC to CORTELYOU PARTNERS LLC
2016-11-29Deed $997,500 — from CORTELYOU PARTNERS LLC to ALLEY CORTELYOU II LLC$997,500
2016-11-16Sold for $997,500$997,500
2015
2015-11-06HPD class C: § 27-2073 ADM CODE - PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT GAS RANGE IN THE KITCHEN LOCATED AT APT 2R, 2nd STORY, 1st APARTME
2015-10-16311: APPLIANCE — ELECTRIC/GAS RANGE
2015-10-16Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2015-08-13Deed $628,452 — from WILLIAM F. MACKEY, JR., ESQ., AS REFEREE to CORTELYOU PARTNERS LLC$628,453
2014
2014-08-17FDNY inspection (RISK)
2013
2013-08-05AALR — from FLUSHING BANK FKA FLUSHING SAVINGS BANK, to HAYDEN ASSET IX, LLC
2013-05-14Mortgage assigned — from FLUSHING BANK, F/K/A FLUSHING SAVINGS BA to HAYDEN ASSET IX, LLC
2013-01-24311: HEATING — HEAT
2013-01-24Tenant complaint: HEATING — HEAT RELATED
2011
2011-11-17311: Graffiti — Graffiti
2007
2007-10-01Mortgage satisfied — from CATULLE, ORIOLE to FORD, MARCIA LEE
2007-07-06AL&R $527,000 — from CATULLE, ORIOL to FLUSHING SAVINGS BANK, FSB$527,000
2007-07-06M&CON $527,000 — from CATULLE, ORIOL to FLUSHING SAVINGS BANK, FSB$527,000
2006
2006-04-21Mortgage $30,000 — from CATULLE, ORIOL to FORD, MARCIA LEE$30,000
2006-02-23Deed $590,000 — from STANLEY, IVAN; LEE FORD, MARCIA to CATTULE, ORIOL$590,000
2006-02-23AL&R $442,500 — from FLUSHING SAVINGS BANK, FSB to CATTULE, ORIOL$442,500
2006-02-23Mortgage $442,500 — from CATTULE, ORIOL to FLUSHING SAVINGS BANK, FSB$442,500
2006-02-23PAT — from LEE FORD, MARCIA to PRICE, DOROTHY
2006-02-23PAT — from STANLEY, IVAN to PRICE, DOROTHY
2006-02-03Mortgage satisfied — from STANLEY, IVAN; LEE-FORD, MARCIA to FHB FUNDING CORP.
2005
2005-11-25Mortgage satisfied — from PRICE, DOROTHY to THE GREEN POINT SAVINGS BANK
2005-06-02HPD class A: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR WALL & CEILINGS REAR & 2ND ROOM FROM REA
2005-06-02HPD class C: § 27-2026 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE CONNECTION CAST IRON SOIL LINE AT CEILING CELLAR FRONT EAST.
2004
2004-12-27Mortgage assigned — from THE BANK OF NEW YORK AS TRUSTEE to WACHOVIA BANK, NATIONAL ASSOCIATION
2004-04-30HPD class C: § 27-2031 ADMIN. CODE: PROVIDE HOT WATER AT ALL HOT WATER FIXTURES KITCHEN & BATHROOM 2 STY. EAST APT.
2004-04-30HPD class A: § 27-2013 ADMIN. CODE: PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT CEILING 2 STY. APT. 2R ALL ROOMS.
2004-04-30HPD class A: § 27-2005 ADMIN. CODE: PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL STREET TO 2 STY. APT. 2R.
2004-04-30HPD class C: § 27-2010,2011,2012 ADMIN. CODE: CLEANSE AND DISINFECT TO THE SATISFACTION OF THIS DEPARTMENT AFTER REMOVING THE SEWAGE CELLAR EAST SECTION.