A modest record — below the level that usually signals systemic problems. More recorded distress than 84% 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 108.3. In ZIP 11417, 85% of residential buildings hold an A and
3% 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
15 total — 3 class C (immediately hazardous), 6 class B, 6 class A. Oldest open since 1986-06-27.
status snapshot refreshed weekly from HPD records
Patterns
6 heat or hot-water complaints in the last three years (winter 2023–24: 6).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
15 service requests in the last three years. Most common: WATER LEAK (4) · HEAT/HOT WATER (2) · Illegal Parking (2) · Derelict Vehicles (2) · PLUMBING (1) · Noise (1).
Filed construction activity
$19,200 in permitted construction work filed since
2016 (2 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 (1978)
Yes
Six or more residential units (6)
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)
BALSAM VILLAGE 1 LLC
Head officer
LAWRENCE BERNSTEIN
Managing agent
BALSAM VILLAGE MANAGEMENT LLC
Last registered
2025-07-16
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
$527,000
$237,150
2026
$632,000
$284,400
2027
$758,000
$341,100
The city's market estimate has risen
44% between tax years 2025 and 2027.
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
88 St — A · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Sutter Av / 85 St — Q112 · 0.2 mi
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.
15 311 service requests from this address in the last three years — 2 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: $499,000 on
2019-09-03 (lender: JPMorgan Chase Bank, N.A.), covering 32 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
2019-09-03
Agreement $23,199,000 — from JPMORGAN CHASE BANK, N.A. to BALSAM VILLAGE 1 LLC
$23,199,000
2019-09-03
Mortgage $499,000 — from BALSAM VILLAGE 1 LLC to JPMORGAN CHASE BANK, N.A.
$499,000
2017-06-16
Mortgage $22,700,000 — from BALSAM VILLAGE 2 LLC; BALSAM VILLAGE 1 LLC to JPMORGAN CHASE BANK, N.A.
$22,700,000
2017-06-16
Deed $28,088,889 — from GREENVIEW ARMS, INC.; BALSAM VILLAGE, INC.; OZONE ESTATES to BALSAM VILLAGE 1 LLC
$28,088,889
Ten-year activity
50250
25
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
4
1
13
7
0
25
2018
0
1
5
0
1
7
2019
0
0
4
2
1
7
2020
0
0
5
0
1
6
2021
0
1
0
0
0
1
2022
0
0
4
0
0
4
2023
0
4
16
0
1
21
2024
0
0
21
0
1
22
2025
0
1
6
0
1
8
2026
0
1
8
0
1
10
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2025-08-31311: Abandoned Vehicle — With License Plate
2025-06-23Bedbug filing: 0 infested units
2025-06-12HPD 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
2024-04-15HPD 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
2024-03-04311: PLUMBING — TOILET
2024-03-04Tenant complaint: PLUMBING — TOILET
2024-02-16HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT AP
2024-02-16HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE BATHROOM LOCATED AT APT
2024-02-16HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDS THE MAXIMUM TEMPERATURE OF 130 DEGREES AT ALL FIXTURES I
2024-02-15311: HEAT/HOT WATER — ENTIRE BUILDING
2024-02-15Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2024-02-14Boiler inspection
2024-02-14HPD class A: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH AT E
2024-02-14HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH AT W
2024-02-14HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT CELLAR AT BOILER ROOM
2024-02-14HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 3A, 2nd STORY, 1st
2024-02-14HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDS THE MAXIMUM TEMPERATURE OF 130 DEGREES AT ALL FIXTURES I
2024-02-14HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2024-02-14HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
2024-02-12311: HEAT/HOT WATER — APARTMENT ONLY
2024-02-12Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023
2023-12-19FDNY inspection (RISK)
2023-10-29HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT EAST WALL IN THE 1st ROOM FROM EAST LOCATED AT APT
2023-10-29HPD 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
2023-10-29HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 1st APARTMENT FROM SOUTH AT WEST
2023-10-29HPD class C: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOORING IN THE 1st ROOM FROM EAST LOCATED AT APT 1A,
2023-10-29HPD class A: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT EAST WALL IN THE 1st ROOM FROM EAST LOC
2023-10-21311: WATER LEAK — HEAVY FLOW
2023-10-21Tenant complaint: WATER LEAK — HEAVY FLOW
2023-07-20Boiler inspection
2023-07-17City emergency repair (OMO): at apt #3a as per requirement contract with hpd, provide and install new window guards as required throughout entire apa$270
2023-07-06City emergency repair (OMO): install hinges to make door self-closing at (at apartment 3a, 2nd story.). total doors= (1) contractor must contact hpd $250
2023-06-07HPD class C: § 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CI
2023-06-07HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2023-06-07HPD 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
2023-02-27311: Damaged Tree — Branch Cracked and Will Fall
2023-01-31FDNY inspection (RISK)
2023-01-13Bedbug filing: 0 infested units
2022
2022-08-13311: Abandoned Vehicle — With License Plate
2022-07-22311: Abandoned Vehicle — With License Plate
2022-03-11Bedbug filing: 0 infested units
2022-03-04HPD 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
2021-10-25FDNY inspection (RISK)
2020
2020-12-14Bedbug filing: 0 infested units
2020-06-09311: Overgrown Tree/Branches — Hitting Building
2020-05-23311: Illegal Parking — Blocked Hydrant
2020-05-20311: Illegal Parking — Blocked Hydrant
2020-02-12Boiler inspection
2020-01-02Bedbug filing: 0 infested units
2019
2019-09-03Agreement $23,199,000 — from JPMORGAN CHASE BANK, N.A. to BALSAM VILLAGE 1 LLC$23,199,000
2019-09-03Mortgage $499,000 — from BALSAM VILLAGE 1 LLC to JPMORGAN CHASE BANK, N.A.$499,000
2019-07-26311: Illegal Parking — Blocked Hydrant
2019-05-09Boiler inspection
2019-02-27311: Blocked Driveway — No Access
2019-02-22311: Derelict Vehicle — With License Plate
2017-02-24DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT
2016
2016-11-20311: HEAT/HOT WATER — ENTIRE BUILDING
2016-11-20Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2015
2015-11-09311: Blocked Driveway — No Access
2014
2014-05-15DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2012 INSPECTION REPORT
2014-01-20FDNY inspection (RISK)
2008
2008-12-20Tenant complaint: HEATING — HEAT RELATED
2008-12-07Tenant complaint: HEATING — HEAT RELATED
2007
2007-08-29Tenant complaint: GENERAL — MOLD
2007-08-26Tenant complaint: GENERAL — MOLD
2007-08-26Tenant complaint: PAINT/PLASTER — WALL
2002
2002-03-26DOB violation LL6291:
1989
1989-07-31Mortgage satisfied — from OZONE ESTATES INC. to FEDERAL DEPOSIT INSUR/CP
1986
1986-06-27HPD class B: D26-19.07 ADM CODE INSTALL AND MAINTAIN SUFFICIENT LIGHT OR LIGHTS OF AT LEAST 40 WATTS INCANDESCENT OR EQUIVALENT EACH, TO LIGHT ADEQUATELY
1986-06-27HPD class B: D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
1980
1980-02-15Mortgage — from OZONE ESTATES INC to FEDERAL DEPOSIT INSURANCE CORP
1977
1977-10-20DECL — from OZONE ESTATES INC
1977-04-29Mortgage — from OZONE ESTATES INC to COLUMBIA S & L ASSN
1977-04-29Mortgage — from OZONE ESTATES INC to COLUMBIA S & L ASSN
1977-03-31Mortgage assigned — from ALBORO CONSTRUCTION CORP to AGNES BLEWETT; MARTIN BLEWETT; 49TH STREET HOLDING CORP
1977-03-31Deed — from BALSAM VILLAGE INC to SEYMOUR TILLINGER; ELI GORDON; GERALD TILLINGER
1977-03-31Deed — from TILLINGER GERALD; GORDON ELI; TILLINGER SEYMOUR to OZONE ESTATES INC
1977-03-31Mortgage — from OZONE ESTATES INC to COLUMBIA SAVINGS & LOAN A
1977-03-31Mortgage — from OZONE ESTATES INC to COLUMBIA SAVING & LOAN A
1975
1975-05-29Mortgage assigned — from BALSAM MAXWELL; BALSAM LEON; ISAACS ROSE; BALSAM NATHAN; BALSAM MORRIS to EDNA M COLEMAN; MARGARET W BLAKA
1974
1974-08-29SAGE — from ISAACS ROSE; BALSAM MORRIS; BALSAM VILLAGE INC; BALSAM MAXWELL; BALSAM NATAHN; BALSAM NATH
1974-08-09Deed — from TILLINGER GERALD; TILLINGER SEYMOUR to BALSAM VILLAGE INC
1973
1973-02-16Deed — from TRI DEAL REALTY CORP to GERALD TILLINGER; SEYMOUR TILLINGER
1972
1972-07-10Mortgage assigned — from TRI DEAL REALTY; TRI DEAL REALTY CORP to ALBORO CONSTR CORP
1972-05-18Deed — from TRI DEAL REALTY CORP to GERALD TELLENGER; SEYMOUR TELLENGER; GERALD TILLINGER; SEYMOUR TILLINGER
1972-05-18Mortgage — from TILLINGER GERALD; TILLINGER SEYMOUR to TRI DEAL RLTY CORP; TRI DEAL REALTY CORP
1971
1971-12-30Deed — from BALSAM NATHAN; BALSAM PAUL; BALSAM MORRIS; ISAACS ROSE; BALSAM LEON; BALSAM MAXWELL; BALSA to TRI DEAL RLTY CORP
1971-12-30Mortgage — from TRI DEAL REALTY CORP to NATHAN BALSAM; MAXWELL BALSAM; MORRIS BALSAM; ROSE ISAACS; LEON BALSAM