116-45 Guy R Brewer Blvd
Queens · Parcel 4123350044
615,000 sq ft
Building area
$17,146,350
Assessed value
Analysis
AI-generated Risk: Medium
The building offers strong equity potential and no hidden penalty debt, but the over‑built status and existing violations limit expansion and may entail remediation costs, leading to a medium risk rating.
The good
- Market value on record ($38,103,000) is more than double the assessed value ($17,146,350), indicating potential equity upside.
- No enforcement or safety violation penalties are owed, eliminating hidden financial liabilities.
- No legal proceedings and not on a tax lien sale list, reducing transaction risk.
- Large building with 602 residential units provides scale for rental income.
The bad
- Built beyond its residential floor‑area limit (residential FAR 0.75 vs built FAR 3.92), meaning the building is over‑built and cannot be expanded.
- Open violations exist (3), which could require remediation and add costs.
- Estimated annual property tax ($2,143,636.68) is high relative to the building’s assessed value.
- No arms‑length sale recorded, so recent market pricing may be uncertain.
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 3.92, against a residential limit of 0.75 — it is over that limit by 3.17. 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 3 violations are currently open across 602 residential units, with $0.00 outstanding. For a building of this age that is a modest figure.
Assessed value trend
Assessed value has risen 6.1% across the 5 assessment years on record (2023 to 2027), standing at $17,146,350. 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 | 3.92 |
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| Residential limit | 0.75 |
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| Commercial limit | 0.00 |
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| Community-facility limit | 1.00 |
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Development headroom (calculated) calculated
| Highest permitted ratio | 1.00 |
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| Unused ratio | -2.92 |
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| Unused buildable area | — |
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| Lot area | 157,000 sq ft |
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Value & taxes
Assessment
| Assessed total | $17,146,350 |
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| Assessed land | $5,298,750 |
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| Assessed building | $11,847,600 |
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| Market value on record | $38,103,000 |
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| Assessed as % of market | 45.0% |
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Tax
| Tax class | 2 |
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| Taxable assessed | $17,146,350 |
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| Tax rate | 12.502% |
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| Estimated annual levy | $2,143,636.68 |
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| Tax exemption (assessed value) | Nyc Housing Auth — $17,146,350 (through 2028) |
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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 | $17,146,350 | — |
| 2026 | $17,072,550 | +0.4% |
| 2025 | $17,019,000 | +0.3% |
| 2024 | $16,608,150 | +2.5% |
| 2023 | $16,164,000 | +2.7% |
Building & occupancy
Structure
| Year built | 1960 |
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| Floors | 8 |
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| Building area | 615,000 sq ft |
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| Residential area | 615,000 sq ft |
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| Commercial area | — |
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Occupancy
| Total units | 602 |
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| Residential units | 602 |
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| Residential Avg unit size | 1,022 sq ft (calculated) |
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| Building class | D3 |
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Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | Jamaica Center-Parsons/Archer (E, J, Z) — 1.53 mi |
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| School district | 28 |
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| Police precinct | 113 |
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| Nearest firehouse | Engine 275/Ladder 133 — 111-36 Merrick Blvd. |
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Location risk
| Flood zone | Minimal hazard (Zone X) |
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| Hurricane evacuation zone | Zone 5 |
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| Evictions on record | 5 (most recent 2024) |
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Energy & emissions
| Energy use intensity | 381.4 kBtu/ft² |
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| Greenhouse-gas emissions | 3,794 metric tons/yr |
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Comparable sales
| Address | Sale date | Price | Sq ft | $/sq ft |
|---|
| 115-42 Marsden Street | 2024-12-31 | $600,000 | 1,152 | $521 |
| 115-40 Marsden Street | 2021-12-13 | $630,000 | 1,188 | $530 |
| 115-58 Marsden Street | 2019-02-22 | $400,000 | 1,152 | $347 |
| 115-20 Marsden Street | 2018-07-12 | $790,000 | 2,304 | $343 |
| 116-28 Marsden | 2017-03-06 | $420,000 | 1,560 | $269 |
| 11550 Marsden Street | 2016-12-16 | $460,000 | 1,152 | $399 |
| 115-50 Marsden Street | 2016-07-05 | $285,000 | 1,152 | $247 |
Record activity
Compliance calculated
| Open violations | 3 |
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| Open per residential unit | 0.0 (calculated) |
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| Enforcement penalties | $0.00 |
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| Safety-violation penalties | Not available |
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| Total penalties owed | $0.00 (calculated) |
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| On tax-lien sale list | No |
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Activity
| Complaints recorded | 222 |
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| Permits / alterations | 77 |
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| Recorded documents | 1 |
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| Legal proceedings | 0 |
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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 | City of New York |
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| Parcel | 4123350044 |
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| Block | 12335 |
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| Lot | 44 |
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Last recorded transfer
| Date | — |
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| Recorded price | — |
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| Price per unit | Not meaningful |
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| Price vs assessed | Not meaningful |
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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.
Complaints
A complaint is an allegation, not a finding — many are dismissed. A sustained pattern is nevertheless informative about how a building is run.
Showing the 50 most recent of 150. 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.
Showing the 50 most recent of 77. 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.
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.