The city's published records show little recorded distress here in the last three years. Less recorded distress than 66% 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 8. In ZIP 10301, 85% of residential buildings hold an A and
5% 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
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
12 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
2
’23–24
4
’25–26
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: HEAT/HOT WATER (6) · Illegal Parking (2) · Real Time Enforcement (2) · Smoking or Vaping (2) · Snow or Ice (2) · Smoking (1).
Filed construction activity
$2,000 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 (1933)
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)
VAN CORTLANDT HOLDINGS LLC
Head officer
SAMIR LAZOJA
Managing agent
LANNISTER CAPITAL LLC DBA STARK MANAGEMENT
Last registered
2026-06-23
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
$737,000
$331,650
2026
$884,000
$397,800
2027
$1,061,000
$477,450
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).
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
Bus
Nearest boarding stop: Victory Blvd / Grand Av — S61 S62 · 750 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.
18 311 service requests from this address in the last three years — 6 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.
2020-12-11Job filed: REFILING OF APPLICATION NO.500812828 TO OBTAIN INSPECTIONS AND SIGN OFF. ASBESTOS REPORT FILED UNDER ORIGINAL APPLICATION.$2,000
2020-10-13ECB CLASS - 2 violation: FAILURE TO MAINTAIN BUILDING IN CODE COMPLAINT MANNER. AT TIME OF INSPECTION I OBSERVED AT BACKYARD, EXCESSIVE AMOUNT OF CONSTRUCT
2020-08-24311: General Construction/Plumbing — Building Permit - None
2020-08-24DOB complaint, category ?
2020-06-17RPTT $1,350,000 — from VAN CORTLANDT GARDENS, INC to VAN CORTLANDT HOLDINGS LLC$1,350,000
2020-03-14311: General Construction/Plumbing — Building Permit - None
2020-03-14DOB complaint, category ?
2020-02-18ECB CLASS - 1 violation: WORK NOTED; AT CELLAR LEVEL INSTALLED WATER AND WASTE LINES FOR SINK, TOILET, SHOWER AND RESIDENTIAL SINK. ALSO, INSTALLED GAS LIN$2,500
2020-02-18ECB CLASS - 2 violation: AS PER DOB/HPD RECORDS PROPERTY TO BE 2 STORY 6 FAMILY WITH CELLAR AS STORAGE AND HEATING. AT TIME OF INSPECTION, AT CELLAR LEVEL $2,500
2020-01-21FDNY inspection (RISK)
2020-01-21311: HEAT/HOT WATER — ENTIRE BUILDING
2020-01-21Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-01-20Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-01-20Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2020-01-03311: Asbestos — N/A
2020-01-03311: Lead — Lead Kit Request (Residential) (L10)
2019
2019-12-30311: Building/Use — Illegal Conversion Of Residential Building/Space
2019-12-30DOB complaint, category ?
2019-11-01311: General Construction/Plumbing — Building Permit - None
2019-11-01DOB complaint, category ?
2019-10-24311: Building/Use — Illegal Conversion Of Residential Building/Space
2019-10-24DOB complaint, category ?
2019-09-16City emergency repair (OMO): perform total lead analysis of 03 dust wipe sample(s) via environmental protection agency (epa) sw8463050b-7000b method $12
2019-09-11Boiler inspection — defects found
2019-08-08City emergency repair (HWO): law# 1 - clean only). thoroughly re-clean the following areas as per new york city administrative code §27-2506.11 and a$312
2019-07-31City emergency repair (OMO): perform total lead analysis of 07 dust wipe sample(s) via environmental protection agency (epa) sw8453050-7000b method u$28
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE SOUTH WALL, WEST WALL IN THE 1st ROOM
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE SOUTH WALL, WEST WALL, CEILING, NORTH
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE NORTH WALL, EAST WALL, SOUTH WALL, WES
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE NORTH WALL, EAST WALL, SOUTH WALL, WES
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE EAST WALL, SOUTH WALL, WEST WALL, CEIL
2019-06-03HPD class C: § 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIO
2019-06-03HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE FOYER , THE 1st R
2019-06-03HPD class B: § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS , IN THE ENTRANCE LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT
2019-06-03HPD class C: § 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIO
2019-06-03HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE NORTH WALL, EAST WALL, SOUTH WALL, WES
2019-06-03HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE BATHROOM LOCATED AT APT
2019-06-03HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT
2019-05-28HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2019-05-28HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2019-05-28HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM SOUTH AT
2019-05-28HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST
2019-05-28HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSHOLD ITEMS AT PUBLIC HALL, 2nd STORY
2019-05-28HPD class B: § 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT PUBLIC HALL STAIRS, 1st STORY
2019-05-28HPD 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
2019-05-28HPD 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
2019-05-28HPD 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
2019-05-28HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2019-05-19311: HEAT/HOT WATER — ENTIRE BUILDING
2019-05-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2019-05-17311: PAINT/PLASTER — WALL
2019-05-17311: PAINT/PLASTER — RADIATOR
2019-05-17311: Lead — Lead Kit Request (Residential) (L10)