A modest record — below the level that usually signals systemic problems. More recorded distress than 74% 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 56.3. In ZIP 11104, 73% of residential buildings hold an A and
4% 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
3 total — 1 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2019-10-08.
Active vacate order
1 unit(s) under an unrescinded HPD vacate order
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
8 service requests in the last three years. Most common: Illegal Parking (7) · Street Light Condition (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 (1971)
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)
SKILLMAN GROVE LLC
Head officer
HARRY OTTERMAN
Managing agent
NORCOR MANAGEMENT
Last registered
2025-12-03
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
$1,096,000
$493,200
2026
$1,315,000
$591,750
2027
$1,398,000
$629,100
The city's market estimate has risen
28% between tax years 2025 and 2027.
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
46 St-Bliss St — 7 · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 48 St / Skillman Av — Q104 · 850 ft
Citi Bike
43 St & Skillman Ave · 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.
8 311 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: $390,000 on
1988-07-29 (lender: Independence Savs Bank), covering 2 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
2018-02-21
Deed $4,660,000 — from GREEN GARDEN CORP. to SKILLMAN GROVE, LLC
$4,660,000
1988-07-29
Mortgage $390,000 — from GREEN GARDEN CORP to INDEPENDENCE SAVS BANK
$390,000
1983-11-01
Mortgage $40,000 — from GREEN GARDEN CORP to HWANG, GERALD CHI-LIN; HWANG, GRACE MEI-YING
$40,000
1983-11-01
Mortgage $15,052 — from GREEN GARDEN CORP to ASTORIA FED SAV&LN ASSN
$15,052
Ten-year activity
20100
2017
2018
15
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
1
11
0
0
12
2018
0
1
7
0
8
2019
3
11
0
1
15
2020
1
3
0
1
5
2021
0
5
0
1
6
2022
1
2
0
1
4
2023
1
4
0
1
6
2024
1
4
0
1
6
2025
0
6
0
1
7
2026
0
4
0
1
5
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
2025-11-15
311: Illegal Parking — Blocked Hydrant
2025-11-15
311: Illegal Parking — Blocked Hydrant
The full timeline
2026
2026-10-12311: Illegal Parking — Blocked Hydrant
2026-08-17311: Illegal Parking — Blocked Hydrant
2026-07-23Boiler inspection — defects found
2026-01-15311: Illegal Parking — Blocked Hydrant
2026-01-15311: Illegal Parking — Blocked Hydrant
2025
2025-12-29Bedbug filing: 0 infested units
2025-11-21HPD 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
2025-11-15311: Illegal Parking — Blocked Hydrant
2025-11-15311: Illegal Parking — Blocked Hydrant
2025-09-24311: Street Light Condition — Street Light Out
2025-06-08311: Illegal Parking — Blocked Hydrant
2025-02-04Boiler inspection
2024
2024-12-18Bedbug filing: 0 infested units
2024-07-09FDNY inspection (RISK)
2024-05-21HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2024-05-21HPD class B: § 27-2005 ADM CODE REPLACE WITH NEW THE MISSING EXTERNAL KNOB AT ROOF DOOR TO BULKHEAD AT PUBLIC HALL, 3rd STORY
2024-05-14HPD class C: § 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING CONSISTING OF SELF LOCKABLE LOCK INSTALLED ON BULKHEAD DOOR TO ROOF , 3rd STORY
2022-11-15HPD 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
2022-04-18FDNY inspection (RISK)
2022-03-28Boiler inspection
2022-01-19311: Water System — Hydrant Leaking (WC1)
2021
2021-12-27Bedbug filing: 0 infested units
2021-04-15Bedbug filing: 0 infested units
2021-04-14HPD 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
2019-11-07HPD class I: § 27-2142 ADM CODE APTS HAVE BEEN VACATED BY THIS DEPARTMENT AND CANNOT BE REOCCUPIED UNTIL SO ORDERED AFTER PROOF OF COMPLIANCE FOR APTS CE
2019-11-07HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF LARGE METAL GARBAGE CONTAINER OBSTRUCTING TRAVEL OF DROP LADDER, BUILDING
2019-10-10311: Building/Use — Illegal Conversion Of Residential Building/Space
2019-10-10DOB complaint, category ?
2019-10-08HPD class B: § 27-2081 ADM CODE DISCONTINUE USE OF ROOMS FOR LIVING, DISCONNECT PLUMBING FIXTURES AND PROPERLY SEAL PIPE CONNECTIONS WATER CLOSET WASH BA
2019-10-08HPD class B: § 300, 301, 302, M/D LAW FILE PLANS AND OBTAIN A CERTIFICATE OF OCCUPANCY TO LEGALIZE THE FOLLOWING ALTERATION OR RESTORE PREMISES TO PRIOR
2019-10-08HPD class B: § 27-2070 ADM CODE DISCONTINUE UNLAWFUL COOKING SPACE OR FILE PLANS AND APPLICATION WITH THIS DEPARTMENT TO LEGALIZE SAME, IF LAWFULLY FEASI
2019-10-07ECB CLASS - 1 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE CERTIFICATE OF OCCUPANCY OR BUILDING DEPARTMENT RECORD CELLAR USAGE CHANGED FROM ORDINAR
2016-11-08Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2016-11-03HPD class A: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING ALL STORIES AT PUBLIC HALL
2013-01-25Tenant complaint: HEATING — HEAT RELATED
2012
2012-01-15311: HEATING — HEAT
2012-01-15Tenant complaint: HEATING — HEAT RELATED
2011
2011-12-30311: HEATING — HEAT
2011-12-30Tenant complaint: HEATING — HEAT RELATED
2011-12-28311: HEATING — HEAT
2011-12-28311: HEATING — HEAT
2011-12-28Tenant complaint: HEATING — HEAT RELATED
2011-12-28Tenant complaint: HEATING — HEAT RELATED
2011-12-24311: HEATING — HEAT
2011-12-24Tenant complaint: HEATING — HEAT RELATED
2008
2008-04-28ECB Hazardous violation: RESIDENCE ALTERED FOR OCCUPANCY AS A DWELLING FOR MORE THAN THE LEGALLY APPROVED NUMBER OF FAMILIES DOB RECORDS MDR 421026 INDICAT$3,050
2008-04-28ECB Hazardous violation: WORK W/O A PERMIT WORK NOTED AT CELLAR LEVEL ERECTED WALLS SUBDIVIDE CLASS A TO CREATE 2 CLASS A APT INSTALLED WATER AND WASTE LIN$800
2008-04-08DOB complaint, category ?
2007
2007-02-20Tenant complaint: NONCONST — VERMIN
1999
1999-01-27Agreement — from INDEPENDENCE COMMUNITY BANK to GREEN GARDEN CORP
1999-01-27Mortgage assigned — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to INDEPENDENCE COMMUNITY BANK; INDEPENDENCE SAVINGSBANK
1995
1995-02-09Mortgage assigned — from INDEPENDENCE SAVINGSBANK to FEDERAL NATIONAL MORTGAGE ASSOCIATION
1994
1994-06-07DOB violation LL6291:
1993
1993-06-28DOB violation LL6291:
1990
1990-04-30HPD class C: § 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOUBLE CYLINDER KEY OPERATED LOCK INSTALLED AT STREET DOOR TO 1 VESTIBULE.
1988
1988-07-29Mortgage $390,000 — from GREEN GARDEN CORP to INDEPENDENCE SAVS BANK$390,000
1983
1983-11-01Mortgage $40,000 — from GREEN GARDEN CORP to HWANG, GERALD CHI-LIN; HWANG, GRACE MEI-YING$40,000
1983-11-01Deed — from HWANG, GERALD CHI-LIN; HWANG, GRACE MEI-YING to GREEN GARDEN CORP
1983-11-01Mortgage $15,052 — from GREEN GARDEN CORP to ASTORIA FED SAV&LN ASSN$15,052
1983-11-01Mortgage satisfied — from G. M H.REALTY INC to ROSSILLO, JOSEPH ETAL
1983-11-01Mortgage satisfied — from G.M.H. REALTY INC. to CHAN, TING KWOK
1982
1982-01-27Deed — from G.M.H. REALTY, INC to HWANG, GRACE MEI-YING; HWANG, GERALD CHI-LIN
1979
1979-05-31Mortgage assigned — from COSTELLO JOSEPH; COSTELLO JOHN to JOSEPH ROSSILLO
1978
1978-12-14Mortgage — from GMH REALTY INC to CHAN TING KWOK
1978-12-14Mortgage — from GMH REALTY INC to JOSEPH COSTELLO; JOSEPH ROSSILLO; JOHN COSTELLO
1978-12-14Deed — from COSTELLO JOHN; ROSSILLO JOSEPH; COSTELLO JOSEPH to GMH REALTY INC
1978-03-20Deed — from MISK MASRALLAH (PTNERS); CHARTEL MANAGEMENT CO; MACARI ANTHONY (PTNERS) to JOSEPH ROSSILLO; JOHN COSTELLO; JOSEPH COSTELLO
1977
1977-10-25Deed — from CHARTEL MANAGEMENT INC to CHARTEL MANAGEMENT CO
1977-07-27Deed — from MANN PHILIP; BLAU SIDNEY to CHARTEL MANAGEMENT INC
1975
1975-06-10Deed — from PHILMAN HOMES INC to SIDNEY BLAU; PHILIP MANN
1974
1974-09-17Deed — from TEITELBAUM WOLF; BLAU SIDNEY; MANN PHILIP to PHILMAN HOMES INC
1974-09-17Mortgage — from PHILMAN HOMES INC to ASTORIA FEDERAL SAVINGS & LOAN ASSOC
1971
1971-09-13Deed — from MANN PHILIP to PHILIP MANN; SIDNEY BLAU; WOLF TERTELBAUM
1971-04-30Deed — from PHILMAN HOMES INC to PHILIP MANN
1971-04-23Mortgage — from PHILMAN HOMES INC to ASTORIA FED S&L ASSN