A meaningful record of code violations or complaints relative to its peers. More recorded distress than 86% 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 16.7. In ZIP 10302, 86% of residential buildings hold an A and
4% 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
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
15 service requests in the last three years. Most common: Illegal Parking (6) · UNSANITARY CONDITION (2) · ELECTRIC (2) · GENERAL (1) · Noise (1) · Smoking or Vaping (1).
Filed construction activity
$47,250 in permitted construction work filed since
2016 (5 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 (2016)
No
Six or more residential units (2)
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)
WINTER AVE 46 HOLDINGS LLC
Head officer
SAMIR LAZOJA
Managing agent
LANNISTER CAPITAL LLC DBA STARK MANAGEMENT
Last registered
2026-07-30
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
$722,000
$43,320
2026
$803,000
$48,180
2027
$977,000
$58,620
The city's market estimate has risen
35% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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
Bus
Nearest boarding stop: Port Richmond Av / Harrison Av — S53 S57 S59 S66 · 300 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.
15 311 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.
311: Residential Disposal Complaint — Waste Left in Front of Other Residence
2026-05-28
Bedbug filing: 0 infested units
2026-01-05
Bedbug filing: 0 infested units
2025-11-26
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
2026-08-09311: Residential Disposal Complaint — Waste Left in Front of Other Residence
2026-05-28Bedbug filing: 0 infested units
2026-01-05Bedbug filing: 0 infested units
2025
2025-11-26HPD 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
2018-08-31ECB CLASS - 2 violation: FAILURE TO COMPLY WITH THE COMMISSIONERS ORDER CONTAINED IN SUMMONS/VIOLATION#35319639N ISSUED ON 05/04/18 AND TO FILE A CERTIFICA$1,250
2018-08-13ECB CLASS - 1 violation: REISSUE#35319638L ISSUED 05/14/18 OCCUPANCY CONTRARY TO THAT ALLOWED BY THE COFO #520118391F INDICATES PREMSIES LEGALLY APPROVED M$3,125
2018-08-13ECB CLASS - 1 violation: REISSUE #35319639N ISSUED 05/14/18.WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS AND/OR APPROVED AMENDMENTS NOTED:DOB R$3,125
2018-07-24Job filed: LEGALIZE PARTITION ON GROUND FLOOR IN OFFICE. (NO WORK)$6,000
2018-07-24Job filed: LEGALIZE PARTITION ON GROUND FLOOR IN OFFICE. (NO WORK)$6,000
2018-06-29ECB CLASS - 1 violation: REISSUE #35319639N ISSUED 5/14/18. WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS AND/OR APPROVED AMENDMENTS. NOTED: DOB$3,125
2018-06-29ECB CLASS - 1 violation: FAILURE TO COMPLY WITH THE COMMISSIONERS ORDER CONTAINED IN SUMMONS/VIOLATION #35319639N ISSUED ON 05/04/18 AND TO FILE A CERTIFIC$1,250
2018-06-29ECB CLASS - 1 violation: REISSUE #35319638L ISSUED 05/04/18. OCCUPANCY CONTRARY TO THAT ALLOWED BY C OF O #520118319F INDICATES PREMISES LEGALLY APPROVED 2$3,125
2018-05-04ECB CLASS - 1 violation: WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENTS AND/OR APPROVED AMENDMENTS. DOB'S RECORDS INDICATE JOB #520118319 "NB" SI$1,250
2018-05-04ECB CLASS - 1 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE C OF O BUILDING DEPARTMENT RECORDS. DOB'S RECORDS AND C OF O #520118319F INDICATE PREMIS$1,250
2018-04-30311: Building/Use — Illegal Conversion Of Residential Building/Space
2016-10-14Job filed: INSTALLATION OF NEW FIRE SPRINKLER SYSTEM FOR MIXED USE BUILDING WITH VALVES AND METER FOR SAME. SUPERSEDING PREVIOUS APPLICATION #520160780.$25,250
2016-10-06Job filed: PLUMBING WORK ONLY. FILED IN CONJUCTION WITH JOB NUMBER 520118319. CORRECTED GAS RISER TO SHOW OSP, FIRST FLOOR TO THIRD FLOOR AND TO SHOW HOT WATER$5,000
2016-10-06Job filed: PLUMBING WORK ONLY. FILED IN CONJUCTION WITH JOB NUMBER 520118319. CORRECTED GAS RISER TO SHOW OSP, FIRST FLOOR TO THIRD FLOOR AND TO SHOW HOT WATER$5,000
2016-10-05FDNY inspection (CONSTR)
2016-07-06FDNY inspection (CONSTR)
2016-04-06FDNY inspection (CONSTR)
2016-02-24RPTT $250,000 — from MCF VENTURES LLC to WINTER AVENUE 46 HOLDINGS LLC$250,000
2016-01-13Sold for $250,000$250,000
2016-01-05FDNY inspection (STRUC_INT)
2016-01-04FDNY inspection (CONSTR)
2015
2015-11-16Permit PL — ISSUED
2015-10-07DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2015-10-05FDNY inspection (CONSTR)
2015-07-15311: Construction Safety Enforcement — Best - Low-Rise Tracking Complaint
2015-07-15DOB complaint, category ?
2015-07-15ECB CLASS - 2 violation: FAILURE TO SAFEGUARD ALL PERSONS & PROPERTY AFFECTED BY CONSTRUCTION OPERATIONS.NOTED FENCE @ EXP1 ERECTED NOT PER CODE:CHAINLINK $1,200
2015-07-15ECB CLASS - 1 violation: BC3301.4.1 MAINTENANCE OF AREAS USED BY PUBLIC-SIDEWALK.NOTED SIDEWALK@ EXP1 HAS BEEN DESTROYED DURING CONSTRUCTION-SIDEWALK STILL$1,600
2015-07-06FDNY inspection (CONSTR)
2015-04-01FDNY inspection (CONSTR)
2015-03-10Permit NB — ISSUED
2015-03-10Permit EQ — ISSUED
2015-02-27Permit NB — ISSUED
2015-02-27Permit EQ — ISSUED
2015-01-01FDNY inspection (CONSTR)
2014
2014-10-31FDNY inspection (CONSTR)
2014-08-29FDNY inspection (CONSTR)
2014-06-23FDNY inspection (CONSTR)
2014-06-11FDNY inspection (CONSTR)
2014-05-30FDNY inspection (CONSTR)
2014-05-19FDNY inspection (CONSTR)
2014-05-08Permit EQ — ISSUED
2014-05-08Permit NB — ISSUED
2013
2013-08-27Job filed: INSTALLATION OF NEW FIRE SPRINKLER SYSTEM WITH VALVES AND METER FOR SAME.$17,000
2013-07-11RPTT — from CUSTOM SOUTH CONSTRUCTION, LLC to MCF VENTURES, LLC
2013-02-01Job filed: NB
2011
2011-12-09Job filed: BUILDERS PAVING PLAN HOUSE NUMBER 105
2011-12-09Job filed: NEW BUILDING
2011-12-09Job filed: NEW BUILDING
2011-12-09Job filed: BUILDERS PAVING PLAN HOUSE NUMBER 105
2010
2010-07-15311: BEST/Site Safety — Demolition Notification Received
2010-07-15DOB complaint, category ?
2010-07-14Permit DM — ISSUED
2010-07-14Permit EQ — ISSUED
2010-04-30311: BEST/Site Safety — Demolition Notification Received
2010-04-30DOB complaint, category ?
2010-04-29Job filed: DM
2010-04-27Permit DM — ISSUED
2010-04-27Permit EQ — ISSUED
2010-04-13Job filed: DEMOLITION OF STRUCTURE
2010-04-02RPTT $60,000 — from BECTON, RONALD; BECTON, PAUL to CUSTOM SOUTH CONSTRUCTION LLC$60,000
2010-01-21311: General Construction/Plumbing — Building - Vacant, Open And Unguarded
2010-01-21DOB complaint, category ?
2009
2009-08-28Permit EQ — ISSUED
2009-08-28Job filed: INSTALLATION OF PLYWOOD FENCE AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGESS UNDER THIS APPLICATION
2009-08-28Job filed: INSTALLATION OF PLYWOOD FENCE AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGESS UNDER THIS APPLICATION
2009-08-20City emergency repair (OMO): 1.erect 8' plywood tightboard fence approx. 220 lf around entire building to enclose site. 2.job to be completed in 2 wo$5,800
2009-08-12DOB violation IMEGNCY:
2009-07-28City emergency repair (HWO): seal all accessible openings throughout. shut off gas, light and water at basement. remove all work related debris.
2009-07-18HPD class C: § 27-2005 ADM CODE PROVIDE TEMPORARY SEAL AT ALL ACCESSIBLE OPENINGS
2009-07-09DOB complaint, category ?
2009-07-07City emergency repair (OMO): perform asbestos investigation in accordance with title 15, chapter 1, rules of the city of new york, new york industria$850
2009-07-07City emergency repair (OMO): non-emergency demolition 1.hand demolition. 2.erect 8' plywood tightboard fence at front and sides to enclose site. 3.pr$32,222
2009-03-13City emergency repair (OMO): seal all accessable openings : celar-1 door /cinder block/$1,249
2008
2008-11-26DOB complaint, category ?
2008-11-26DOB violation UB:
2008-11-18DOB complaint, category ?
2008-11-18DOB complaint, category ?
2008-11-18ECB CLASS - 1 violation: FAILURE TO MAINTAIN BUILDING IN CODE-COMPLIANT MANNER- FRONT BRICK STEPS & FRONT PORCH & ROOF IN DISREPAIR FRONT PORCH ROOF NOT PR$5,000