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 11236, 84% of residential buildings hold an A and
5% 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
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
6 service requests in the last three years. Most common: UNSANITARY CONDITION (1) · GENERAL (1) · HEAT/HOT WATER (1) · APPLIANCE (1) · PLUMBING (1) · WATER LEAK (1).
Filed construction activity
$4,000 in permitted construction work filed since
2016 (4 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
No
Built before 1974 (1996)
No
Six or more residential units (4)
No
421-a / J-51 tax benefit on the current tax roll
0 of 3 signals present. None of the common signals are present — stabilization is unlikely (though never impossible). 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)
PARK TERRACE 103 LLC
Head officer
LARRY HIRSCHFIELD
Managing agent
ELH MGMT.LLC
Last registered
2025-09-29
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
$396,000
$178,200
2026
$475,000
$213,750
2027
$524,000
$235,800
The city's market estimate has risen
32% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
2 street-flooding or sewer-backup complaints at this address since
2015 (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
Canarsie-Rockaway Pkwy — L · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Flatlands Av / E 103 St — B60 B82 · 350 ft
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.
6 311 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: $750,207 on
2021-09-03 (lender: Sterling National Bank), covering 18 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
2021-09-03
Mortgage $750,208 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK
$750,208
2021-09-03
Agreement $7,245,000 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK
$7,245,000
2021-09-03
AL&R $7,245,000 — from PARK TERRACE 103 LLC to STERLING NATIONAL BANK
$7,245,000
2018-03-13
Mortgage $900,000 — from PARK TERRACE 03 LLC to SIGNATURE BANK
$900,000
2018-03-13
Agreement $6,900,000 — from SIGNATURE BANK to PARK TERRACE 03 LLC
$6,900,000
2018-03-13
AL&R $6,900,000 — from PARK TERRACE 03 LLC to SIGNATURE BANK; PARK TERRACE 03 LLC
$6,900,000
2016-08-17
AL&R $6,000,000 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC
$6,000,000
2016-08-17
Deed $8,150,000 — from CANARSIE ASSOCIATES, L.P. to PARK TERRACE 103 LLC
$8,150,000
2016-08-17
Agreement $6,000,000 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC
$6,000,000
2016-08-17
Mortgage $3,628,028 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC
$3,628,028
2016-07-28
Sold for $8,150,000
$8,150,000
$2,037,500
2013-02-19
RPTT&RET $2,372,180 — from MULTISTATE LIHTC HOLDINGS, L.P. to 103 INVESTORS LLC
$2,372,180
2013-02-04
Agreement $2,550,000 — from CANARSIE ASSOCIATES, L.P. to AMALGAMATED BANK
$2,550,000
2013-02-04
Mortgage $785,911 — from CANARSIE ASSOCIATES, L.P. to AMALGAMATED BANK
$785,911
2013-02-04
AL&R $2,550,000 — from CANARSIE ASSOCIATES, L.P. to AMALGAMATED BANK
HPD 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
2026-03-26
DOB complaint, category ?
2025-12-15
311: WATER LEAK — HEAVY FLOW
2025-12-15
311: PLUMBING — TOILET
2025-12-15
311: APPLIANCE — REFRIGERATOR
2025-12-15
311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-15
311: GENERAL — CABINET
2025-12-15
311: UNSANITARY CONDITION — PESTS
2025-12-15
Tenant complaint: GENERAL — CABINET
2025-12-15
Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-12-15
Tenant complaint: APPLIANCE — REFRIGERATOR
2025-12-15
Tenant complaint: WATER LEAK — HEAVY FLOW
2025-12-15
Tenant complaint: PLUMBING — TOILET
2025-12-15
Tenant complaint: UNSANITARY CONDITION — PESTS
2025-10-27
DOB complaint, category ?
The full timeline
2026
2026-08-30Bedbug filing: 0 infested units
2026-05-11HPD 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
2026-03-26DOB complaint, category ?
2025
2025-12-15311: WATER LEAK — HEAVY FLOW
2025-12-15311: PLUMBING — TOILET
2025-12-15311: APPLIANCE — REFRIGERATOR
2025-12-15311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-15311: GENERAL — CABINET
2025-12-15311: UNSANITARY CONDITION — PESTS
2025-12-15Tenant complaint: GENERAL — CABINET
2025-12-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2019-04-22311: Street Sign - Dangling — St Name - Attached to Pole
2019-03-06Job filed: ALT. 1 APPLICATION FILED TO REAPPORTION EXISTING TAX LOT 39 INTO NINE (9) TAX LOT; 62 THRU 70. TAX LOT 62 THRU 70 WILL BE REMAIN UNDER THE SAME ZONING$1,000
2019-03-06Job filed: ALT. 1 APPLICATION FILED TO REAPPORTION EXISTING TAX LOT 39 INTO NINE (9) TAX LOT; 62 THRU 70. TAX LOT 62 THRU 70 WILL BE REMAIN UNDER THE SAME ZONING$1,000
2019-03-06Job filed: ALT. 1 APPLICATION FILED TO REAPPORTION EXISTING TAX LOT 39 INTO NINE (9) TAX LOT; 62 THRU 70. TAX LOT 62 THRU 70 WILL BE REMAIN UNDER THE SAME ZONING$1,000
2019-03-06Job filed: ALT. 1 APPLICATION FILED TO REAPPORTION EXISTING TAX LOT 50 INTO NINE (9) TAX LOT; 36 THRU 61. TAX LOT 36 THRU 61 WILL BE REMAIN UNDER THE SAME ZONING$1,000
2018-03-13Mortgage assigned — from CPC FUNDING SPE 1 LLC to SIGNATURE BANK
2018-03-13Mortgage $900,000 — from PARK TERRACE 03 LLC to SIGNATURE BANK$900,000
2018-03-13Agreement $6,900,000 — from SIGNATURE BANK to PARK TERRACE 03 LLC$6,900,000
2018-03-13AL&R $6,900,000 — from PARK TERRACE 03 LLC to SIGNATURE BANK; PARK TERRACE 03 LLC$6,900,000
2018-03-13TL&R — from PARK TERRACE 03 LLC; CPC FUNDING SPE 1 LLC
2018-02-07DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2018-02-01311: Blocked Driveway — No Access
2018-02-01311: Blocked Driveway — No Access
2018-01-27311: HEAT/HOT WATER — APARTMENT ONLY
2018-01-27311: ELECTRIC — POWER OUTAGE
2018-01-02311: HEAT/HOT WATER — APARTMENT ONLY
2017
2017-12-22ECB CLASS - 2 violation: FAILURE TO COMPLY WITH THE COMMISSIONER'S ORDER CONTAINED IN SUMMONS/VIOLATION #35263568P ISSUED ON 11/06/17 & TO FILE A CERTIFICA$800
2017-12-09311: Blocked Driveway — No Access
2017-11-23311: Blocked Driveway — No Access
2017-11-06311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2017-11-06311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2017-11-06DOB complaint, category ?
2017-11-06ECB CLASS - 1 violation: FAILURE TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY. NOTED: AT CELLAR LEVEL,EXIT PASSAGEWAY OBSTRUCTED PARTIALLY BY VEHICLE PARKED IN $250
2017-11-03311: Blocked Driveway — No Access
2017-11-03311: Illegal Parking — Blocked Hydrant
2017-10-30311: Illegal Parking — Blocked Hydrant
2017-10-27311: Blocked Driveway — No Access
2017-10-12311: UNSANITARY CONDITION — MOLD
2017-08-20311: Blocked Driveway — No Access
2017-08-20311: Blocked Driveway — No Access
2017-08-20311: Blocked Driveway — No Access
2017-08-19311: Blocked Driveway — No Access
2017-08-17311: DRIE — Application Renewal
2017-06-29311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2017-06-29311: Building/Use — Illegal. Commercial Use In Resident Zone
2017-06-29DOB complaint, category ?
2017-06-29DOB complaint, category ?
2017-05-31311: DRIE — Rent Discrepancy
2017-03-01311: HEAT/HOT WATER — APARTMENT ONLY
2016
2016-12-14311: Drug Activity — Use Indoor
2016-08-17AL&R $6,000,000 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC$6,000,000
2016-08-17Deed $8,150,000 — from CANARSIE ASSOCIATES, L.P. to PARK TERRACE 103 LLC$8,150,000
2016-08-17Mortgage assigned — from AMALGAMATED BANK to CPC FUNDING SPE 1 LLC
2016-08-17Agreement $6,000,000 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC$6,000,000
2016-08-17TL&R — from AMALGAMATED BANK to CANARSIE ASSOCIATES, L.P.
2016-08-17Mortgage $3,628,028 — from PARK TERRACE 103 LLC to CPC FUNDING SPE 1 LLC$3,628,028
2010-09-16311: Plumbing — Sprinkler System - Inadequate
2010-09-16311: Plumbing — Sprinkler System - Inadequate
2010-09-16311: Plumbing — Sprinkler System - Inadequate
2010-09-16311: PAINT - PLASTER — CEILING
2010-09-16311: PLUMBING — WATER-LEAKS
2010-09-16311: PLUMBING — BASIN/SINK
2010-09-16311: PAINT - PLASTER — WALLS
2010-09-16311: GENERAL CONSTRUCTION — FLOOR
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-09-16DOB complaint, category ?
2010-01-31311: Snow — 15I Street Condition Ice-Non Storm
2008
2008-07-07DOB complaint, category ?
2008-07-01ECB CLASS - 2 violation: FAILURE TO COMPLY WITH COMM'S ORDER TO CERT. CORRECTIONS WITH DOB FOR VIO # 346336NM FOR WORK W/O PERMIT NOTE 1 ILLEGAL CLASS A AP
2008-02-23ECB Non-Hazardous violation: RESIDENCE ALTERED FOR OCCUPANCY AS A DWELLING FOR MORE THAN THE LEGALLY APPROVED NUMBER OF FAMILIES DEPT RECORDS AND FINANCE CLASS
2008-02-23ECB Non-Hazardous violation: BLDG OCCUPIED W/O A VALID C OF O ENTIRE BLDG IS OCCUPIED AS A 4 FAMILY NO C OF O OBTAINED REMEDY: OBTAIN VALID C OF O
2008-02-23ECB Non-Hazardous violation: WORK W/O A PERMIT WORK NOTED ILLEGAL APT WERE CONSTRUCTED AT LOCATION RECORDS INDICATES LEGAL 2 FAMILY BASEMENT 1ST -3RD FLRS ALL
2008-01-09DOB complaint, category ?
2007
2007-12-06DOB complaint, category ?
2002
2002-10-28Permit PL — ISSUED
2002-10-28Permit EW — ISSUED
2002-09-26Job filed: REPLACE BOILER WITH 4 SLANT FIN GAS BOILER S34DP 33,500 BTU EACH MEA 149-86E WITH 4 AMERICAN 40 GALLON G40 HOT WATER HEATERS 40,000 BTU MEA 87-88E NO $11,000
2002-09-26Job filed: REPLACE BOILER WITH 4 SLANT FIN GAS BOILER S34DP 33,500 BTU EACH MEA 149-86E WITH 4 AMERICAN 40 GALLON G40 HOT WATER HEATERS 40,000 BTU MEA 87-88E NO $11,000
2002-05-20DOB complaint, category ?
2002-05-20DOB violation C:
2000
2000-04-10Mortgage assigned — from CABARSIE ASSOCS. L.P. to SECORE FINANCIAL CORP.
2000-04-10Mortgage assigned — from ZURICH REINSURANCE (NORTH AMERICA) INC.
1999
1999-08-11Permit AL — ISSUED
1999-04-26Deed — from CANARSIE ASSOCIATESL P to CANARSIE ASSOCIATESL P
1997
1997-12-01Mortgage assigned — from FLEET BANK NA to SECORE FINANCIAL CORP
1997-12-01SAGE — from FLEET BANK N.A.
1997-12-01Mortgage $39,100 — from CANARSIE ASSOCIATESL.P. to SECORE FINANCIAL CORPORATION$39,100
1997-12-01Agreement — from CANARSIE ASSOCIATESLP to SECORE FINANCIAL CORPORATION
1997-12-01Mortgage assigned — from CANARSIE ASSOCIATESLP to SECORE FINANCIAL CORPORATION
1996
1996-08-27DECL — from 103 OWNERS LLC
1996-08-27DECL — from 103 OWNERS LLC
1996-01-10Mortgage $2,388,450 — from CANARSIE ASSOCIATESL.P. to NATWEST BANK$2,388,450
1996-01-10Mortgage assigned — from BANK LEUMI TRUST COMPANY OF NEW YORK to NATWEST BANK
1996-01-10Mortgage assigned — from CANARSIE ASSOCIATESL.P. to NATWEST BANK
1996-01-10Deed — from PARK TERRACE APARTMENT CORP. to CANARSIE ASSOCIATES,L.P.
1996-01-10Agreement — from CANARSIE ASSOCIATESL.P. to NATWEST BANK
1994
1994-09-20SAGE — from BANK LEUMI TRUST COMPANY OF NEW YORK
1994-09-20REL — from BANK LEUMI TRUST COMPANY OF NEW YORK to M&F DEVELOPMENT ASSOCIATES INC
1994-08-10Mortgage $1,850,000 — from PARK TERRACE APARTMENTS CORP to BANK LEUMI$1,850,000
1994-05-18Deed — from M & F DEVELOPMENT ASSOCIATES INC/DEF; MEISELS, IRVING/DEF; FREUND, SHAYA/DEF; KIDERMAN, JA to PARK TERRACE APARTMENTS CORP
1992
1992-05-11DOB violation C:
1992-05-11DOB violation C:
1992-05-11DOB violation C:
1990
1990-01-24Mortgage $20,000 — from M & F DVLPT ASSOCS INC to BANK LEUMI TRUST CO/NY$20,000
1990-01-24Mortgage $980,000 — from M & F DVLPT ASSOCS INC to BANK LEUMI TRUST CO/NY$980,000
1990-01-24Agreement — from M & F DVLPT ASSOCS INC to BANK LEUMI TRUST CO/NY
1990-01-24Agreement — from M & F DVLPT ASSOCS INC to BANK LEUMI TR CO/NY
1989
1989-09-15DECL — from FREUND, SHAYA
1989-01-18Mortgage assigned — from M & F DVLPT ASSOC INC to BANK LEUMI TRUST CO/NY
1989-01-18Mortgage $148,548 — from M & F DVLPT ASSOC INC to BANK LEUMI TRUST CONY$148,548
1989-01-18Mortgage $4,751,452 — from M & F DVLPT ASSOC INC to BANK LEUMI TRUST CONY$4,751,452
1989-01-18Deed — from MEISELS, FANNY; FREUND, ESTHER to M & F DEVELOPMENT ASSOC
1989-01-18Mortgage satisfied — from MEISELS, FANNY; FREUND, ESTHER to BARMHERZIG, SAMUEL; HANIG, IRA
1989-01-18Mortgage assigned — from M & F DEVELOPMENTS ASSOC to BANK LEUMI TRUST COMP/NY
1988
1988-08-18EASE — from M & F DVLTP CORP to NEW YORK TELEPHONE CO
1986
1986-04-30Deed — from BARMHERZIG, SAMUEL; HANIG, IRA to MISEL, FANNY; FREUND, ESTHER
1986-04-30Mortgage $200,000 — from FREUND, ESTHER; MEISELS, FANNY to HANIG, IRA; BARMHERZIG, SAMUEL$200,000
1985
1985-05-01Deed — from DE MATTEO, SALVATOREREF; GOLD STAR DVLPT CP DEFS to BARMHERZIG, SAMUEL; HANIG, IRA
1981
1981-06-18SAGE — from VIKAMA ANDRE; GOLD-STAR DEVELOPMENT CORP; MARAL FUNDING CORP; RESCUE ENTERPRIS; DIME FUNDI
1981-04-10Deed — from RESCUE ENTERPRISES INC to GOLDSTAR DEVELOPMENT CORPORATION
1981-01-19Deed — from RANSOM ASSOCIATES INC to J F L & R HOLDING CORP
1981-01-19Mortgage assigned — from J F L & R HOLDING CORP to BARMHERZIG SAMUEL; HANIG IRA
1981-01-19Deed — from J F L & R HOLDING CORP to RESCUE ENTERPRISES INC
1981-01-19Mortgage — from RESCUE ENTERPRISES INC to J F L & R HOLDING CORP
1980
1980-07-25SAGE — from VIXAMA AMATINE; VIXAMA ANDRES A; BUSHWICH HOME SALES CORP; RESCUE ENTERPRISES INC; ABSTRAC
1979
1979-12-31Mortgage — from DIME FUNDING CORPN to MARAL FUNDING CORP
1973
1973-08-30Mortgage assigned — from CHERVIN LEAH CO-PARTNERSHIP; FFC ASSOCIATES; FOXSON GEORGE; FOXSON MORTIMER to HANIG IRA; BARMHERZIG SAM
1971
1971-05-28Mortgage assigned — from FFC ASSOCIATES; FOXSON GEORGE; FOXSON MORTIMER; CHERVIN LEAH CO-PARTNERSHIP to BARMHERZIG SAM; HANIG IRA
1971-05-21Mortgage assigned — from RANSON ASSOCIATES INC to BARMHERZIG SAM; HANIG IRA