850 Howard Avenue
Analysis
The building’s over‑built status and safety‑related penalties drive a medium risk rating, despite clean legal and tax records and reasonable unit sizes.
The good
- no enforcement penalties
- no legal proceedings
- no tax lien sale listing
- average unit size of 837 sq ft
The bad
- built beyond its residential floor‑area limit (over‑built)
- 23 open violations (0.3 per unit)
- 4 unpaid safety violations with $9,500 in penalties
- no recorded arm‑length sale (market value listed as $0)
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 1.86, against a residential limit of 0.75 — it is over that limit by 1.11. 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.
Unresolved conditions on record
23 violations remain open across 67 residential units (about 0.3 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.
Development & zoning
Floor-area ratio
| Built | 1.86 |
|---|---|
| Residential limit | 0.75 |
| Commercial limit | 0.00 |
| Community-facility limit | 1.00 |
Development headroom (calculated) calculated
| Highest permitted ratio | 1.00 |
|---|---|
| Unused ratio | -0.86 |
| Unused buildable area | — |
| Lot area | 30,142 sq ft |
Value & taxes
Assessment
| Assessed total | $1,835,999 |
|---|---|
| Assessed land | $123,738 |
| Assessed building | $1,712,261 |
| Market value on record | $0 |
| Assessed as % of market | — |
Tax
| Tax class | 2 |
|---|---|
| Taxable assessed | $0 |
| Tax rate | 12.502% |
| Estimated annual levy | — |
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 | $0 | — |
| 2026 | $0 | — |
| 2025 | $0 | — |
| 2024 | $0 | — |
| 2023 | $0 | — |
Building & occupancy
Structure
| Year built | 1981 |
|---|---|
| Floors | 6 |
| Building area | 56,080 sq ft |
| Residential area | 56,080 sq ft |
| Commercial area | — |
Occupancy
| Ownership | Condominium |
|---|---|
| Total units | 67 |
| Residential units | 67 |
| Residential Avg unit size | 837 sq ft (calculated) |
| Building class | R4 |
Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | Grasmere (SIR) — 1.04 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 | 1 orders — $0 billed (through 2019) |
| Evictions on record | 1 (most recent 2023) |
Energy & emissions
| Energy use intensity | 65.2 kBtu/ft² |
|---|---|
| Greenhouse-gas emissions | 313 metric tons/yr |
Comparable sales
| Address | Sale date | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| 830 Howard Avenue, 3h | 2026-05-27 | $440,000 | — | — |
| 88 Sunnyside Terrace | 2026-04-23 | $465,000 | 1,792 | $259 |
| 850 Howard Avenue, L-j | 2026-01-29 | $345,000 | — | — |
| 12 Ridge Court | 2025-11-19 | $1,038,615 | 2,751 | $378 |
| 830 Howard Avenue, 6d | 2025-10-30 | $350,000 | — | — |
| 1 Foote Avenue | 2025-09-10 | $1,085,000 | 1,900 | $571 |
| 830 Howard Avenue, 4h | 2025-07-28 | $407,000 | — | — |
| 850 Howard Avenue, 3j | 2025-07-09 | $375,000 | — | — |
Record activity
Compliance calculated
| Open violations | 23 |
|---|---|
| Open per residential unit | 0.3 (calculated) |
| Enforcement penalties | $0.00 |
| Safety-violation penalties | Not available |
| Total penalties owed | $9,500.00 (calculated) |
| On tax-lien sale list | No |
Activity
| Complaints recorded | 66 |
|---|---|
| Permits / alterations | 8 |
| 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 | Highview Condo 2 |
|---|---|
| Parcel | 5006107502 |
| Block | 610 |
| Lot | 7502 |
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 |
|---|---|---|---|---|---|
| 25 Oct 2024 | Building | Boiler | Active | — | Violation Issued-Failure To File 2023 External Inspection Affirmation of Correction for LP Device |
| 23 Jun 2024 | Building | Retro-Commissioning - a local law | Active | — | FTF-EN-EARCX |
| 20 Jun 2021 | Building | Retro-Commissioning - a local law | Active | — | FTF-EN-EARCX |
| 2 May 2019 | Building | Benchmarking - a local law | Active | — | FTF-EN-BENCH |
| 13 Feb 2015 | Housing | B | NOV SENT OUT | — | 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATED AT APT 1B, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH |
| 13 Feb 2015 | Housing | B | NOV SENT OUT | — | 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 1B, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT WEST WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY SECURE THE LOOSE CEILING LIGHT FIXTURE IN THE PRIVATE HALLWAY LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | A | NOV SENT OUT | — | 27-2005 ADM CODE REFIT WINDOW AT WEST WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN AT SINK IN THE KITCHEN LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES. IN THE ENTIRE APARTMENT LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE REPLACE WITH NEW THE MISSING ESCUTCHEON RING FOR COULD WATER SUPPLY PIPE UNDER WASHBASIN IN THE BATHROOM LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE CEILING LIGHT FIXTURE IN THE BATHROOM LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY SECURE THE LOOSE CEILING LIGHT FIXTURE IN THE FOYER LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | A | NOV SENT OUT | — | 27-2041 ADM CODE PROVIDE A PEEP HOLE IN ENTRANCE DOOR OF THE DWELLING UNIT SO LOCATED SO AS TO PERMIT A PERSON INSIDE THE DWELLING TO VIEW ANY PERSON OUTSIDE ENTRANCE DOOR ... IN THE ENTRANCE LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 23 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL/BUZZER SYSTEM IN THE ENTIRE APARTMENT LOCATED AT APT 6F, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION AT WEST |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE ELECTRIC OUTLET AT SOUTH WALL IN THE KITCHEN LOCATED AT APT 6F, 6th STORY |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE LIGHT FIXTURE AT CEILING IN THE PRIVATE HALLWAY LOCATED AT APT 6F, 6th STORY |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE ELECTRIC OUTLET AT NORTH WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 6F, 6th STORY |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WEST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 6F, 6th STORY |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES. IN THE ENTIRE APARTMENT LOCATED AT APT 6F, 6th STORY |
| 9 Sep 2009 | Housing | B | NOV SENT OUT | — | 27-2045, 2046 ADM CODE PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH the buildings authority RULES AND REGULATIONS .. IN THE ENTIRE APARTMENT LOCATED AT APT 6F, 6th STORY |
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 |
| 16 Apr 2026 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 21 Apr 2026 |
| 16 Apr 2026 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 17 Apr 2026 |
| 26 Mar 2026 | Elevator - Single Device On Property/No Alternate Service | Elevator | Closed | 21 Apr 2026 |
| 26 Mar 2026 | Elevator - Single Device On Property/No Alternate Service | Elevator | Closed | 10 Jun 2026 |
| 23 Feb 2026 | Snow Tracking | Snow or Ice | Closed | 23 Feb 2026 |
| 13 Jan 2026 | Driver Report - Passenger | For Hire Vehicle Report | In Progress | — |
| 20 Dec 2025 | Loud Music/Party | Noise - Residential | Closed | 20 Dec 2025 |
| 2 Dec 2025 | Banging/Pounding | Noise - Residential | Closed | 3 Dec 2025 |
| 28 Nov 2025 | Loud Television | Noise - Residential | Closed | 29 Nov 2025 |
| 28 Nov 2025 | Loud Television | Noise - Residential | Closed | 28 Nov 2025 |
| 27 Nov 2025 | Loud Music/Party | Noise - Residential | Closed | 27 Nov 2025 |
| 1 Nov 2025 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 8 Nov 2025 |
| 31 Oct 2025 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 31 Oct 2025 |
| 30 Oct 2025 | After Hours Work - Illegal | Emergency Response Team (ERT | Closed | 5 Nov 2025 |
| 30 Oct 2025 | Noise: Jack Hammering (NC2 | Noise | Closed | 6 Nov 2025 |
| 30 Oct 2025 | Noise: Jack Hammering (NC2 | Noise | Closed | 31 Oct 2025 |
| 5 Oct 2025 | Loud Music/Party | Noise - Residential | Closed | 5 Oct 2025 |
| 30 Sep 2025 | Posted Parking Sign Violation | Illegal Parking | Closed | 30 Sep 2025 |
| 8 Sep 2025 | Banging/Pounding | Noise - Residential | Closed | 9 Sep 2025 |
| 7 Sep 2025 | Loud Music/Party | Noise - Residential | Closed | 7 Sep 2025 |
| 31 Aug 2025 | Loud Music/Party | Noise - Residential | Closed | 31 Aug 2025 |
| 7 Jul 2025 | Banging/Pounding | Noise - Residential | Closed | 7 Jul 2025 |
| 15 May 2025 | Loud Television | Noise - Residential | Closed | 16 May 2025 |
| 5 May 2025 | Removal Request | Illegal Dumping | Closed | 10 May 2025 |
| 5 May 2025 | Removal Request | Illegal Dumping | Closed | 10 May 2025 |
| 24 Mar 2025 | Lead Kit Request (Residential) (L10 | Lead | Closed | 25 Mar 2025 |
| 5 Mar 2025 | With License Plate | Abandoned Vehicle | Closed | 5 Mar 2025 |
| 24 Feb 2025 | With License Plate | Abandoned Vehicle | Closed | 24 Feb 2025 |
| 3 Feb 2025 | With License Plate | Abandoned Vehicle | Closed | 4 Feb 2025 |
| 16 Dec 2024 | Loud Television | Noise - Residential | Closed | 16 Dec 2024 |
| 11 Oct 2024 | Loud Television | Noise - Residential | Closed | 11 Oct 2024 |
| 10 Oct 2024 | Loud Television | Noise - Residential | Closed | 10 Oct 2024 |
| 7 Oct 2024 | Loud Television | Noise - Residential | Closed | 7 Oct 2024 |
| 24 Sep 2024 | Loud Television | Noise - Residential | Closed | 24 Sep 2024 |
| 4 Sep 2024 | Loud Music/Party | Noise - Residential | Closed | 4 Sep 2024 |
| 9 Feb 2024 | Raccoon | Dead Animal | Closed | 10 Feb 2024 |
| 20 Dec 2023 | No Access | Blocked Driveway | Closed | 20 Dec 2023 |
| 26 Oct 2023 | With License Plate | Abandoned Vehicle | Closed | 26 Oct 2023 |
| 26 Oct 2023 | Trash and Bulky Trash | Missed Collection | Closed | 27 Oct 2023 |
| 25 Oct 2023 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 1 Nov 2023 |
| 25 Oct 2023 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 30 Oct 2023 |
| 24 Oct 2023 | Noise: Construction Before/After Hours (NM1 | Noise | Closed | 30 Oct 2023 |
| 3 Sep 2023 | Street Light Out | Street Light Condition | Closed | 7 Nov 2023 |
| 29 Aug 2023 | Derelict Vehicles | Derelict Vehicles | Closed | 30 Aug 2023 |
| 21 Apr 2023 | Trash | Missed Collection | Closed | 24 Apr 2023 |
| 6 Apr 2023 | Illegal. Commercial Use In Resident Zone | Building/Use | Closed | 18 Apr 2023 |
| 21 Nov 2022 | Sidewalk Shed/Pipe Scafford - Inadequate Defective/None | General Construction/Plumbing | Closed | 21 Nov 2022 |
| 16 Nov 2022 | With License Plate | Abandoned Vehicle | Closed | 16 Nov 2022 |
| 1 Nov 2022 | Banging/Pounding | Noise - Residential | Closed | 1 Nov 2022 |
Showing the 50 most recent of 66. 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 |
|---|---|---|---|
| 21 Sep 2022 | Sidewalk Shed | Signed-off | INSTALLATION OF 300 PSF SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF THE 2014 CODE NO CHANGE IN USE, EGRESS OR OCCUPANCY UNDER THIS APPLICATION |
| 30 Aug 2022 | General Construction | Signed-off | Facade repair |
| 16 Apr 2019 | A2 | ISSUED | — |
| 12 Feb 2019 | Sidewalk Shed | Signed-off | INSTALLATION OF HEAVY-DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY |
| 12 May 2016 | A2 | ISSUED | — |
| 25 Sep 2015 | A2 | ISSUED | — |
| 22 Dec 2000 | A2 | ISSUED | — |
| 22 Dec 2000 | A2 | ISSUED | — |
About this page
Compiled from New York City public records — data retrieved 6 days ago. Coverage on this parcel: 14 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.