261 Grand Concourse
Analysis
The property’s new construction and strong market valuation are attractive, but the over‑built residential floor‑area and existing safety penalties create moderate risk.
The good
- Built in 2024, so all systems are brand new
- Large average unit size of 783 sq ft
- Market value on record of $43,134,000, more than double the assessed value
The bad
- Residential floor‑area ratio of 8.55 exceeds the residential limit of 6.02, meaning the building is over‑built for its residential allowance
- Two open violations and $6,000 in safety‑violation penalties indicate compliance issues that a buyer will need to resolve
- 83 complaints filed in public records suggest resident dissatisfaction
Written by a language model from this property's own figures — the same numbers shown on this page. It introduces no facts of its own: every figure it cites is checked against the data before the text is shown. It is a reading of the numbers, not a professional opinion, and it can be wrong about emphasis even when it is right about arithmetic. See our methodology.
What the numbers say
Generated from this property's own figures using the rules set out in our methodology. Every statement below refers to a number shown on this page.
Already larger than residential zoning would allow
The building occupies a floor-area ratio of 8.55, against a residential limit of 6.02 — it is over that limit by 2.53. A building in this position almost always predates the current rules and is legally non-conforming: it may generally remain, but it typically cannot be enlarged for residential use, and it may not be rebuildable as it stands.
A light open-violation load
Only 2 violations are currently open across 283 residential units, with $0.00 outstanding. For a building of this age that is a modest figure.
No arm's-length sale on record
The last recorded transfer is dated 6 Nov 2025 at a recorded price of $0. Transfers between related parties, estate settlements and corrective filings are legitimately recorded at nominal amounts, so this is neither an error nor a bargain — it means there is no usable sale price here, and every ratio derived from one (price per unit, price against assessed value) is therefore withheld rather than shown as zero.
Assessed value trend
Assessed value has risen 5,380.8% across the 5 assessment years on record (2023 to 2027), standing at $19,410,300. Because tax is levied on the assessed figure rather than on market value, a sustained move here tends to show up in the bill.
Development & zoning
Floor-area ratio
| Built | 8.55 |
|---|---|
| Residential limit | 6.02 |
| Commercial limit | 6.00 |
| Community-facility limit | 6.50 |
Development headroom (calculated) calculated
| Highest permitted ratio | 6.50 |
|---|---|
| Unused ratio | -2.05 |
| Unused buildable area | — |
| Lot area | 25,920 sq ft |
Value & taxes
Assessment
| Assessed total | $19,410,300 |
|---|---|
| Assessed land | $291,150 |
| Assessed building | $19,119,150 |
| Market value on record | $43,134,000 |
| Assessed as % of market | 45.0% |
Tax
| Tax class | 2 |
|---|---|
| Taxable assessed | $19,360,804 |
| Tax rate | 12.502% |
| Estimated annual levy | $2,420,487.72 |
| Tax abatement | ICAP — $40,912 (through 2037) |
The levy is an estimate — taxable value × the published rate for the class. It does not account for exemptions or abatements the property may carry, and will not match an actual bill. It is not the property's total debt to the city: unpaid tax and water arrears are not shown anywhere on this page.
Assessed value by year
| Year | Assessed value | Change |
|---|---|---|
| 2027 | $19,410,300 | — |
| 2026 | $9,814,500 | +97.8% |
| 2025 | $239,850 | +3,991.9% |
| 2024 | $184,500 | +30.0% |
| 2023 | $354,150 | -47.9% |
Building & occupancy
Structure
| Year built | 2024 |
|---|---|
| Floors | 14 |
| Building area | 221,625 sq ft |
| Residential area | 221,625 sq ft |
| Commercial area | 19,393 sq ft |
Occupancy
| Total units | 283 |
|---|---|
| Residential units | 283 |
| Storefronts | 4 |
| Residential Avg unit size | 783 sq ft (calculated) |
| Building class | D1 |
Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | 138 St-Grand Concourse (4, 5) — 0.06 mi |
|---|---|
| School district | 7 |
| Police precinct | 40 |
| Nearest firehouse | Battalion 14/Engine 60/Ladder 17 — 341 East 143 Street |
Location risk
| Flood zone | Minimal hazard (Zone X) |
|---|---|
| Hurricane evacuation zone | Zone 5 |
| Environmental restriction | Hazardous materials, air quality, noise |
Comparable sales
| Address | Sale date | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| 261 Walton Avenue | 2026-02-19 | $29,660,410 | — | — |
| 301 Walton Ave | 2025-09-04 | $6,000,000 | — | — |
| 315 Grand Concourse | 2022-11-23 | $8,000,000 | 10,183 | $786 |
| 270 Walton Avenue | 2022-11-23 | $15,300,000 | 15,800 | $968 |
| 120 East 144 Street | 2022-03-30 | $41,500,000 | 82,956 | $500 |
| 287 Walton Avenue | 2021-12-10 | $6,800,000 | 25,348 | $268 |
| 370 Gerard Ave | 2019-11-20 | $10,805,471 | 14,400 | $750 |
| 288 Walton Avenue | 2018-08-16 | $16,650,000 | 31,760 | $524 |
Record activity
Compliance calculated
| Open violations | 2 |
|---|---|
| Open per residential unit | 0.0 (calculated) |
| Enforcement penalties | $0.00 |
| Safety-violation penalties | Not available |
| Total penalties owed | $6,000.00 (calculated) |
| On tax-lien sale list | No |
Activity
| Complaints recorded | 84 |
|---|---|
| Permits / alterations | 57 |
| Recorded documents | 64 |
| Legal proceedings | 0 |
Total penalties owed combines two separate debts — enforcement penalties (from summonses) and safety-violation penalties (unfiled inspections and reports on boilers, elevators, facades and energy use). The second kind accrues quietly and is routinely missed; it is a standing debt on the building, not a fine someone can walk away from. The safety figure could not be retrieved for this property, so no total is shown — we would rather show nothing than a total that silently omits it. Neither figure includes unpaid property tax or water and sewer arrears, which are frequently the largest number of all and appear nowhere on this page. For a true payoff figure, go to the city directly.
Ownership & last recorded sale
Owner of record
| Owner | Walton Street Gc Developments LLC |
|---|---|
| Parcel | 2023440001 |
| Block | 2344 |
| Lot | 1 |
| Mortgage on record | $20,000,000 (2025) — Dbf Spe Iii LLC — note assigned |
| Fixture liens | 4 active fixture liens |
Last recorded transfer
| Date | 6 Nov 2025 |
|---|---|
| Recorded price | $0 |
| Price per unit | Not meaningful |
| Price vs assessed | Not meaningful |
Owner of record comes from the public land-use record and may lag a recent sale. It is frequently a holding company rather than an individual. If you own or manage this property and believe something here is wrong, tell us — we read and respond to every message of that kind.
Open violations
Open violations only. A violation that was raised and later corrected is not counted — an older building accumulates hundreds of those, and the number says more about its age than its condition.
| Issued | Category | Class | Status | Amount due | Description |
|---|---|---|---|---|---|
| 29 Aug 2025 | Building | Elevators | Active | — | Violation Issued-Failure To File 2024 Cat1 Test Report |
| 29 Aug 2025 | Building | Elevators | Active | — | Violation Issued-Failure To File 2024 Periodic Inspection Report |
Complaints
A complaint is an allegation, not a finding — many are dismissed. A sustained pattern is nevertheless informative about how a building is run.
| Date | Problem | Type | Status | Closed |
|---|---|---|---|---|
| 14 Jul 2026 | Banging/Pounding | Noise - Residential | Closed | 14 Jul 2026 |
| 19 Jun 2026 | Loud Music/Party | Noise - Street/Sidewalk | Closed | 19 Jun 2026 |
| 8 Jun 2026 | New Basket | Litter Basket Request | Closed | 8 Jun 2026 |
| 8 Jun 2026 | Garbage or Litter | Maintenance or Facility | Closed | 16 Jun 2026 |
| 19 May 2026 | Trash | Dirty Condition | Closed | 20 May 2026 |
| 28 Apr 2026 | Posted Parking Sign Violation | Illegal Parking | Closed | 28 Apr 2026 |
| 19 Mar 2026 | Neglected | Animal-Abuse | Closed | 19 Mar 2026 |
| 12 Mar 2026 | Double Parked Blocking Traffic | Illegal Parking | Closed | 12 Mar 2026 |
| 19 Jan 2026 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 20 Jan 2026 |
| 26 Sep 2025 | Non-Chronic | Homeless Person Assistance | Closed | 26 Sep 2025 |
| 11 Sep 2025 | With License Plate | Abandoned Vehicle | Closed | 11 Sep 2025 |
| 8 Sep 2025 | With License Plate | Abandoned Vehicle | Closed | 9 Sep 2025 |
| 8 Sep 2025 | Derelict Vehicles | Derelict Vehicles | Closed | 9 Sep 2025 |
| 8 Sep 2025 | With License Plate | Abandoned Vehicle | Closed | 8 Sep 2025 |
| 12 Jun 2025 | Double Parked Blocking Vehicle | Illegal Parking | Closed | 12 Jun 2025 |
| 17 May 2025 | Car/Truck Horn | Noise - Vehicle | Closed | 17 May 2025 |
| 9 May 2025 | Car/Truck Horn | Noise - Vehicle | Closed | 9 May 2025 |
| 8 May 2025 | Trash | Dirty Condition | Closed | 9 May 2025 |
| 28 Feb 2025 | Car/Truck Horn | Noise - Vehicle | Closed | 28 Feb 2025 |
| 27 Feb 2025 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 27 Feb 2025 |
| 26 Feb 2025 | Noise: Construction Equipment (NC1 | Noise | Closed | 26 Feb 2025 |
| 26 Feb 2025 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 27 Feb 2025 |
| 25 Feb 2025 | Noise: Jack Hammering (NC2 | Noise | Closed | 25 Feb 2025 |
| 21 Feb 2025 | Graffiti | Graffiti | Closed | 18 Mar 2025 |
| 30 Jan 2025 | N/A | Panhandling | Closed | 30 Jan 2025 |
| 30 Jan 2025 | ENTIRE BUILDING | HEAT/HOT WATER | Closed | 31 Jan 2025 |
| 24 Jan 2025 | Engine Idling | Noise - Vehicle | Closed | 24 Jan 2025 |
| 24 Nov 2024 | Noise: Construction Equipment (NC1 | Noise | Closed | 1 Dec 2024 |
| 22 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 25 Nov 2024 |
| 19 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 19 Nov 2024 |
| 19 Nov 2024 | After Hours Work - Illegal | Emergency Response Team (ERT | Closed | 4 Dec 2024 |
| 19 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 19 Nov 2024 |
| 15 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 18 Nov 2024 |
| 14 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 14 Nov 2024 |
| 12 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 18 Nov 2024 |
| 11 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 14 Nov 2024 |
| 6 Nov 2024 | Graffiti | Graffiti | Closed | 12 Dec 2024 |
| 5 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 6 Nov 2024 |
| 4 Nov 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 12 Nov 2024 |
| 3 Nov 2024 | ENTIRE BUILDING | HEAT/HOT WATER | Closed | 5 Nov 2024 |
| 1 Nov 2024 | After Hours Work - Illegal | Emergency Response Team (ERT | Closed | 12 Nov 2024 |
| 29 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 1 Nov 2024 |
| 29 Oct 2024 | After Hours Work - Illegal | Emergency Response Team (ERT | Closed | 6 Nov 2024 |
| 16 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 17 Oct 2024 |
| 15 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 17 Oct 2024 |
| 15 Oct 2024 | Blocked - Construction | Street Condition | Closed | 17 Oct 2024 |
| 15 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 17 Oct 2024 |
| 15 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 15 Oct 2024 |
| 14 Oct 2024 | After Hours Work - Illegal | Emergency Response Team (ERT | Closed | 30 Oct 2024 |
| 14 Oct 2024 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 16 Oct 2024 |
Showing the 50 most recent of 84. The full set is available in the interactive report.
Permits & alterations
The absence of a permit does not prove no work was done — it may equally mean work was done without one.
| Issued | Type | Status | Work |
|---|---|---|---|
| 5 Sep 2025 | Mechanical Systems | Permit Issued | INSTALLATION OF EMERGENCY GENERATOR IN CONJUNCTION WITH NB JOB NUMBER X00561795-I1 |
| 16 Jun 2025 | Boiler Equipment | Signed-off | INSTALLATION OF EMERGENCY GENERATOR IN CONJUNCTION WITH NB JOB NUMBER X00561795-I1 |
| 31 Mar 2025 | Curb Cut | Signed-off | Curb cut filed in conjunction with NB Job Number X00561795-I1 |
| 5 Feb 2025 | Mechanical Systems | Signed-off | Mechanical filed in conjunction with NB job number X00561795-I1 |
| 20 Nov 2024 | Protection and Mechanical Methods | Signed-off | Material Platform filing as per plans filed herewith |
| 20 Nov 2024 | Protection and Mechanical Methods | Signed-off | Wall Bracket Installation at shear wall SW7 |
| 6 Nov 2024 | Sprinklers | Signed-off | Plumbing, Standpipe & Sprinkler filed in conjunction with NB Job Number X00561795-I1 |
| 6 Nov 2024 | Standpipe | Signed-off | Temp SD filed in conjunction with NB Job Number X00561795-I1 |
| 17 Oct 2024 | Construction Fence | Signed-off | CONSTRUCTION FENCE FILED IN CONJUNCTION WITH NB X00561795-I1 & X00673520-I1 |
| 3 Oct 2024 | Protection and Mechanical Methods | Signed-off | INSTALLATION OF TEMPORARY PERSONNEL MATERIAL HOIST AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY |
| 2 Oct 2024 | Structural | Signed-off | Structure filed in conjunction with NB Job Number X00561795-I1 |
| 25 Sep 2024 | General Construction | Permit Issued | Proposed fourteen (14) story residential project as per plans. A total of 2 Towers to be proposed on subject zoning lot. Building B, 315 Grand Concourse, job #X00673520-I1 |
| 20 Aug 2024 | Sidewalk Shed | Signed-off | INSTALLATION OF TEMPORARY SIDEWALK SHED AS PER PLANS. SECTION OF SHED IS IN THE ROADWAY AND SHALL BE PERMITTED AT D.O.T WORK SHALL COMPLY WITH 2008 BUILDING CODE CHAPTER 13. NO CHANGE IN USE, EGRESS OR OCCUPANCY |
| 20 Aug 2024 | Protection and Mechanical Methods | Signed-off | INSTALLATION OF TEMPORARY ROOF PROTECTION AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY |
| 20 Aug 2024 | Supported Scaffold | Signed-off | INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY |
| 6 Aug 2024 | Support of Excavation | Signed-off | Support of Excavation filed in conjunction with NB Job #X00561795-I1 |
| 21 Mar 2022 | Foundation | Signed-off | Foundation & earthwork herewith filed for 261 Grand Concourse. Zoning approval has been obtained for New Building, Job #X00561795-I1 per Administrative Code 28-104.2.5 |
| 3 Dec 2021 | DM | ISSUED | — |
| 8 Nov 2021 | Construction Fence | Signed-off | PROPOSED CONSTRUCTION FENCE. NO CHANGE TO USE, EGRESS OR OCCUPANCY UNDER THIS APPLICATION |
| 17 Aug 2021 | Sprinklers | Signed-off | CAP AND REMOVAL OF WET SPRINKLER SYSTEM FROM 2ND TO 1ST LEVEL AT EXISTING 2-STORY BUILDING. THIS JOB IS IN CONJUNCTION WITH FULL DEMOLITION JOB#220736372. NO CHANGE OF USE, EGRESS, OR OCCUPANCY UNDER THIS APPLICATION |
| 28 Oct 2011 | A2 | ISSUED | — |
| 28 Oct 2011 | A2 | ISSUED | — |
| 26 Oct 2011 | A2 | ISSUED | — |
| 26 Oct 2011 | A2 | ISSUED | — |
| 4 Oct 2011 | A2 | ISSUED | — |
| 4 Oct 2011 | A2 | ISSUED | — |
| 10 May 2011 | A1 | ISSUED | — |
| 20 Jan 2010 | A1 | ISSUED | — |
| 16 Mar 2009 | A3 | ISSUED | — |
| 14 Mar 2009 | A3 | ISSUED | — |
| 30 Dec 2008 | A2 | ISSUED | — |
| 30 Dec 2008 | A2 | ISSUED | — |
| 21 Nov 2008 | A3 | ISSUED | — |
| 21 Nov 2008 | A3 | ISSUED | — |
| 6 Nov 2008 | A3 | ISSUED | — |
| 6 Nov 2008 | A3 | ISSUED | — |
| 21 Oct 2008 | A1 | ISSUED | — |
| 21 Oct 2008 | A1 | ISSUED | — |
| 8 Aug 2008 | A1 | ISSUED | — |
| 8 Aug 2008 | A3 | ISSUED | — |
| 8 Aug 2008 | A3 | ISSUED | — |
| 18 Jul 2007 | A2 | ISSUED | — |
| 18 Jul 2007 | A2 | ISSUED | — |
| 3 Jul 2007 | A2 | ISSUED | — |
| 3 Jul 2007 | A2 | ISSUED | — |
| 1 Feb 2001 | A2 | ISSUED | — |
| 4 May 2000 | A2 | ISSUED | — |
| 4 May 2000 | A2 | ISSUED | — |
| 5 Aug 1999 | A2 | ISSUED | — |
| 5 Aug 1999 | A2 | ISSUED | — |
Showing the 50 most recent of 57. The full set is available in the interactive report.
Recorded documents
Deeds, mortgages and related instruments recorded against the lot. A recorded amount is not necessarily a market price.
| Recorded | Type | Amount | From | To |
|---|---|---|---|---|
| 9 Jun 2026 | Agreement | $155,000,000 | — | — |
| 1 Jun 2026 | Agreement | $155,000,000 | — | — |
| 2 Jan 2026 | CERT | — | — | — |
| 9 Dec 2025 | EASE | — | — | — |
| 6 Nov 2025 | Deed | — | — | — |
| 21 Oct 2025 | Assignment | — | — | — |
| 21 Oct 2025 | AALR | — | — | — |
| 21 Oct 2025 | AALR | — | — | — |
| 21 Oct 2025 | Assignment | — | — | — |
| 20 Aug 2025 | TL&R | — | — | — |
| 20 Aug 2025 | TL&R | — | — | — |
| 20 Aug 2025 | TL&R | — | — | — |
| 14 Aug 2025 | Assignment | — | — | — |
| 14 Aug 2025 | Agreement | — | — | — |
| 14 Aug 2025 | Agreement | $155,000,000 | — | — |
| 14 Aug 2025 | Assignment | — | — | — |
| 14 Aug 2025 | AL&R | $155,000,000 | — | — |
| 14 Aug 2025 | Assignment | — | — | — |
| 14 Aug 2025 | Mortgage | $20,000,000 | — | — |
| 25 Jul 2025 | EASE | — | — | — |
| 4 Jun 2025 | Deed | — | — | — |
| 9 Oct 2024 | SUBM | — | — | — |
| 8 Oct 2024 | Mortgage | $22,051,930 | — | — |
| 8 Oct 2024 | AL&R | $22,051,930 | — | — |
| 2 Oct 2024 | AL&R | $83,948,070 | — | — |
| 2 Oct 2024 | Mortgage | $83,948,070 | — | — |
| 16 Sep 2024 | AL&R | $29,000,000 | — | — |
| 16 Sep 2024 | Agreement | $29,000,000 | — | — |
| 16 Sep 2024 | Mortgage | $1,500,000 | — | — |
| 16 Sep 2024 | Assignment | — | — | — |
| 11 Sep 2024 | Agreement | — | — | — |
| 11 Sep 2024 | TL&R | — | — | — |
| 2 May 2024 | EASE | — | — | — |
| 14 Jul 2023 | CERT | — | — | — |
| 14 Jul 2023 | ZONE | — | — | — |
| 6 Dec 2022 | TL&R | — | — | — |
| 6 Dec 2022 | Assignment | — | — | — |
| 6 Dec 2022 | Mortgage | $20,750,000 | — | — |
| 6 Dec 2022 | Agreement | $27,500,000 | — | — |
| 6 Dec 2022 | AL&R | $27,500,000 | — | — |
| 30 Nov 2022 | Deed | $14,500,000 | — | — |
| 4 Nov 2021 | CERT | — | — | — |
| 4 Nov 2021 | ZONE | — | — | — |
| 25 Aug 2020 | Deed | $9,000,000 | — | — |
| 25 Aug 2020 | Mortgage | $6,750,000 | — | — |
| 25 Aug 2020 | AL&R | $6,750,000 | — | — |
| 25 Aug 2020 | Satisfaction of mortgage | — | — | — |
| 25 Aug 2020 | TL&R | — | — | — |
| 4 Jun 2010 | Agreement | $577,542 | — | — |
| 5 Nov 2009 | Agreement | $600,000 | — | — |
Showing the 50 most recent of 64. The full set is available in the interactive report.
About this page
Compiled from New York City public records — data retrieved 5 days ago. Coverage on this parcel: 15 of 15 record groups populated. The derived figures — unused floor-area ratio, buildable area, the assessed-value trend and the per-unit ratios — are calculated by us and appear in no public dataset; the formulas are in the methodology.
This is a research tool, not advice. It is not a title search, a lien search, a survey or an inspection, and it does not replace any of them. If a figure here matters to a decision, verify it at the source. See Terms.