22 Howard Avenue
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.
Unused development capacity on the lot
Built floor-area ratio is 0.50 against a permitted 2.00, leaving 1.50 of unused ratio — roughly 600,000 sq ft of buildable area on a lot of 400,000 sq ft. Treat that as a ceiling under the floor-area rules, not a plan: height limits, setbacks, lot coverage, landmark status and sitting tenants can each reduce it, in some cases to nothing.
Unresolved conditions on record
20 violations remain open across 251 residential units (about 0.1 per apartment), against an outstanding penalty balance of $0.00. A significant open count with little money attached usually means habitability items that were never certified as corrected, rather than a few expensive enforcement actions — an administrative problem more than a financial one, though it is still a problem.
Assessed value trend
Assessed value has risen 8.3% across the 5 assessment years on record (2023 to 2027), standing at $7,838,100. 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 | 0.50 |
|---|---|
| Residential limit | 1.00 |
| Commercial limit | 0.00 |
| Community-facility limit | 2.00 |
Development headroom (calculated) calculated
| Highest permitted ratio | 2.00 |
|---|---|
| Unused ratio | 1.50 |
| Unused buildable area | 600,000 sq ft |
| Lot area | 400,000 sq ft |
Value & taxes
Assessment
| Assessed total | $7,838,100 |
|---|---|
| Assessed land | $2,700,000 |
| Assessed building | $5,138,100 |
| Market value on record | $17,418,000 |
| Assessed as % of market | 45.0% |
Tax
| Tax class | 2 |
|---|---|
| Taxable assessed | $7,784,640 |
| Tax rate | 12.502% |
| Estimated annual levy | $973,235.69 |
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 | $7,838,100 | — |
| 2026 | $8,061,750 | -2.8% |
| 2025 | $7,894,800 | +2.1% |
| 2024 | $7,894,350 | +0.0% |
| 2023 | $7,234,200 | +9.1% |
Building & occupancy
Structure
| Year built | 1951 |
|---|---|
| Floors | 2 |
| Building area | 198,384 sq ft |
| Residential area | 177,282 sq ft |
| Commercial area | 21,102 sq ft |
Occupancy
| Total units | 251 |
|---|---|
| Residential units | 251 |
| Rent-stabilized | 3 |
| Free Market / Other | 248 |
| Residential Avg unit size | 706 sq ft (calculated) |
| Building class | C9 |
Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | Stapleton (SIR) — 1.08 mi |
|---|---|
| School district | 31 |
| Police precinct | 120 |
| Nearest firehouse | Division 8/Engine 160/Rescue 5 — 1850 Clove Road |
Location risk
| Flood zone | Minimal hazard (Zone X) |
|---|---|
| Hurricane evacuation zone | Not in an evacuation zone |
| City emergency repairs | 7 orders — $5,089 billed (through 2025) |
| Evictions on record | 18 (most recent 2026) |
Energy & emissions
| Energy use intensity | 112.9 kBtu/ft² |
|---|---|
| Greenhouse-gas emissions | 1,387 metric tons/yr |
Record activity
Compliance calculated
| Open violations | 20 |
|---|---|
| Open per residential unit | 0.1 (calculated) |
| Enforcement penalties | $0.00 |
| Safety-violation penalties | Not available |
| Total penalties owed | $0.00 (calculated) |
| On tax-lien sale list | No |
Activity
| Complaints recorded | 640 |
|---|---|
| Permits / alterations | 10 |
| Recorded documents | 0 |
| 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 | Grymes Hill Apartment |
|---|---|
| Parcel | 5005950015 |
| Block | 595 |
| Lot | 15 |
Last recorded transfer
| Date | — |
|---|---|
| Recorded price | — |
| 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 |
|---|---|---|---|---|---|
| 15 Jun 2026 | Housing | B | FIRST NO ACCESS TO RE- INSPECT VIOLATION | — | 28 RCNY § 25-171; & 67 (7)(B) MDL; NYC FIRE CODE § 703.1.3; NYC FIRE CODE § 703.2: ADJUST DOOR TO PREVENT GAPS BETWEEN THE TOP AND SIDE EDGES OF DOOR AND DOOR JAMB EXCEEDING THE MAXIMUM ALLOWABLE CLEARANCE OF 1/8 OF AN INCH AND MAXIMUM ALLOWABLE CLEARANCE OF 3/4 OF AN INCH BETWEEN THE DOOR BOTTOM AN |
| 15 Jun 2026 | Housing | C | FIRST NO ACCESS TO RE- INSPECT VIOLATION | — | 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 MISSING OR DEFECTIVE HINGES AT DOOR AT CELLAR LEVEL IN THE ENTRANCE LOCATED AT APT 2AA, 1st APARTMENT FROM NORTH AT EAST |
| 1 May 2026 | Housing | C | FALSE CERTIFICATION | — | HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT CELLAR APT 2AA, 1st CELLAR APT FROM NORTH AT EAST |
| 1 May 2026 | Housing | C | FALSE CERTIFICATION | — | HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT CELLAR APT 2AA, 1st CELLAR APT FROM NORTH AT EAST |
| 29 Apr 2026 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL TILE AT FLOOR AT PUBLIC HALL, 1st STORY |
| 19 Nov 2025 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE PAVING REAR OF ALL BUILDINGS PARKING AREA |
| 19 Nov 2025 | Housing | C | NOV CERTIFIED LATE | — | 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER ALL CEILINGS IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST |
| 19 Nov 2025 | Housing | C | NOV SENT OUT | — | 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 MISSING OR DEFECTIVE HINGES AT BUILDING ENTRANCE DOOR , 1st STORY |
| 26 Sep 2025 | Housing | C | NOTICE OF ISSUANCE SENT TO TENANT | — | HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH |
| 8 Jul 2025 | Housing | C | NOT COMPLIED WITH | — | HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH |
| 8 Jul 2025 | Housing | C | NOT COMPLIED WITH | — | HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH |
| 23 Apr 2025 | Housing | A | NOV SENT OUT | — | 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 EDGE OF FRAME BETWEEN 48-62 INCHES ABOVE FLOOR MISSING FRAME AT PUBLIC HALL, 1st STORY |
| 21 Aug 2023 | Housing | B | INVALID CERTIFICATION | — | 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR TILES( IN FRONT OF THE STOVE) IN THE KITCHEN LOCATED AT APT 1AA, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST |
| 21 Aug 2023 | Housing | B | INVALID CERTIFICATION | — | 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR TILES IN THE 1st ROOM FROM EAST LOCATED AT APT 1AA, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST |
| 21 Oct 2021 | Housing | B | FIRST NO ACCESS TO RE- INSPECT VIOLATION | — | 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT CEILING [ APPROX. 5 SQ.FT, ] NORTH WALL [ APPROX. 2 SQ.FT ] AND EAST WALL [ APPROX. 5 SQ.FT ] IN THE 1st ROOM FROM EAST LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH |
| 3 Oct 2019 | Housing | B | FIRST NO ACCESS TO RE- INSPECT VIOLATION | — | 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT WINDOW FRAME, SOUTH WALL (APPROX 1 SQ FT) IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 1B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST ORIGINAL VIOLATION 13100265 ISSUED 31-MAY-19 HAS BEEN UPGRADED TO CLASS B |
| 12 Jun 2019 | Housing | A | NOV SENT OUT | — | 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE KITCHEN , THE 1st ROOM FROM EAST AT NORTH, THE PRIVATE HALLWAY , THE 2nd ROOM FROM EAST AT SOUTH, THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT 1B, 2nd STORY, 1st APARTMENT FROM |
| 5 Jun 2019 | Housing | A | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAIN ENAMEL GLAZE AT BATHTUB IN THE BATHROOM LOCATED AT APT 1B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST |
| 13 Jan 2016 | Housing | A | NOT COMPLIED WITH | — | 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 EDGE OF FRAME BETWEEN 48-62 INCHES ABOVE FLOOR , AT PUBLIC HALL, 1st STORY |
| 13 Jan 2016 | Housing | B | NOT COMPLIED WITH | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE BUILDING ENTRANCE DOOR LOCK, AT FRONT AREAWAY |
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 |
|---|---|---|---|---|
| 5 Aug 2026 | Blocked Hydrant | Illegal Parking | Closed | 5 Aug 2026 |
| 22 Jul 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jul 2026 |
| 19 Jul 2026 | Loud Music/Party | Noise - Residential | Closed | 19 Jul 2026 |
| 8 Jul 2026 | Blocked Hydrant | Illegal Parking | Closed | 8 Jul 2026 |
| 4 Jul 2026 | Loud Music/Party | Noise - Residential | Closed | 4 Jul 2026 |
| 28 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 28 Jun 2026 |
| 27 Jun 2026 | PESTS | UNSANITARY CONDITION | Closed | 12 Jul 2026 |
| 27 Jun 2026 | PESTS | UNSANITARY CONDITION | Closed | 12 Jul 2026 |
| 27 Jun 2026 | Commercial Overnight Parking | Illegal Parking | Closed | 27 Jun 2026 |
| 26 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 27 Jun 2026 |
| 25 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 25 Jun 2026 |
| 22 Jun 2026 | APARTMENT ONLY | HEAT/HOT WATER | Closed | 24 Jun 2026 |
| 22 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jun 2026 |
| 22 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jun 2026 |
| 22 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jun 2026 |
| 22 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jun 2026 |
| 21 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 22 Jun 2026 |
| 21 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 21 Jun 2026 |
| 21 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 21 Jun 2026 |
| 21 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 21 Jun 2026 |
| 20 Jun 2026 | Loud Music/Party | Noise - Residential | Closed | 21 Jun 2026 |
| 20 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 20 Jun 2026 |
| 20 Jun 2026 | Blocked Hydrant | Illegal Parking | Closed | 20 Jun 2026 |
| 12 Jun 2026 | Loud Music/Party | Noise - Residential | Closed | 13 Jun 2026 |
| 30 May 2026 | Loud Music/Party | Noise - Residential | Closed | 30 May 2026 |
| 19 May 2026 | Loud Music/Party | Noise - Residential | Closed | 19 May 2026 |
| 3 May 2026 | With License Plate | Abandoned Vehicle | Closed | 4 May 2026 |
| 3 May 2026 | Double Parked Blocking Traffic | Illegal Parking | Closed | 4 May 2026 |
| 25 Apr 2026 | Banging/Pounding | Noise - Residential | Closed | 25 Apr 2026 |
| 24 Apr 2026 | PESTS | UNSANITARY CONDITION | Closed | 1 May 2026 |
| 24 Apr 2026 | PESTS | UNSANITARY CONDITION | Closed | 1 May 2026 |
| 21 Apr 2026 | Loud Television | Noise - Residential | Closed | 21 Apr 2026 |
| 18 Apr 2026 | Other (complaint details | Animal-Abuse | Closed | 18 Apr 2026 |
| 8 Apr 2026 | STAIRS | FLOORING/STAIRS | Closed | 28 Apr 2026 |
| 13 Mar 2026 | N/A | Panhandling | Closed | 13 Mar 2026 |
| 27 Feb 2026 | Banging/Pounding | Noise - Residential | Closed | 27 Feb 2026 |
| 25 Feb 2026 | Debris - Falling Or In Danger Of Falling | General Construction/Plumbing | Closed | 25 Feb 2026 |
| 24 Feb 2026 | Sidewalk | Snow or Ice | Closed | 2 Mar 2026 |
| 24 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 24 Feb 2026 |
| 23 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 23 Feb 2026 |
| 23 Feb 2026 | Branch or Limb Has Fallen Down | Damaged Tree | Closed | 24 Feb 2026 |
| 23 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 23 Feb 2026 |
| 22 Feb 2026 | Banging/Pounding | Noise - Residential | Closed | 22 Feb 2026 |
| 19 Feb 2026 | Loud Music/Party | Noise - Residential | Closed | 19 Feb 2026 |
| 10 Feb 2026 | MOLD | UNSANITARY CONDITION | Closed | 15 Feb 2026 |
| 10 Feb 2026 | WALL | PAINT/PLASTER | Closed | 15 Feb 2026 |
| 8 Feb 2026 | ENTIRE BUILDING | HEAT/HOT WATER | Closed | 12 Feb 2026 |
| 30 Jan 2026 | Roadway | Snow or Ice | Closed | 1 Feb 2026 |
| 30 Jan 2026 | Pedestrian Feature | Snow or Ice | Closed | 1 Feb 2026 |
| 30 Jan 2026 | Roadway | Snow or Ice | Closed | 1 Feb 2026 |
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.
| Issued | Type | Status | Work |
|---|---|---|---|
| 27 Feb 2025 | Solar | Signed-off | INSTALLATION OF PV SYSTEM ON EXISTING ROOF TOP. NO CHANGES TO THE USE EGRESS OR OCCUPANCY |
| 19 May 2005 | A2 | ISSUED | — |
| 19 May 2005 | A2 | ISSUED | — |
| 19 May 2005 | A2 | ISSUED | — |
| 21 Aug 1996 | A2 | ISSUED | — |
| 21 Aug 1996 | A2 | ISSUED | — |
| 11 May 1994 | A2 | ISSUED | — |
| 11 May 1994 | A2 | ISSUED | — |
| 11 May 1994 | A2 | ISSUED | — |
| 11 May 1994 | A2 | ISSUED | — |
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.