861 East 163 Street

Bronx, NY

BBL 2-02690-0173BIN 2109536Plain-text version

Concern level4 of 4

Severe

0128 open class-C HPD violations (immediately hazardous) — about 1 per 3 apartments
0228 of those issued in the last 3 years
039 open rent-impairing violation(s)
045 evictions executed in the last 3 years

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid OATH/ECB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 75 stabilized units with New York State for 2023 — essentially all of the building's 74 apartments.

2018 — 75 units registered2023 — 75

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

The building

2004

Built

Floors

Residential units

Elevator apartments

Type

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 1 of 100

Posted at the entrance of buildings over 25,000 sq ft (Local Law 33). It rates energy efficiency — a proxy for comfort and utility cost — not the landlord's upkeep.

The building

This building and the landlord's others

This building2 others linked to the same owner

HPD housing-maintenance violations

115

Open now

577

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-10-13

§ 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 COMPACTOR CLOSET DOOR AT PUBLIC HALL, 4th STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 2BIssued 2026-10-07RENT-IMPAIRING

567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT .. IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-09-143 violationsRENT-IMPAIRING

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MORTISE LOCK AND ASSEMBLY AT BUILDING ENTRANCE DOOR AT LOBBY, 1st STORY
567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT , AT PUBLIC HALL, 1st STORY

1 more from the same inspection

§ 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 AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 2AIssued 2026-09-14

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

358

All time

Last 12 months

Heat/Hot Water116

Unsanitary Condition78

Plumbing34

Door/Window24

Appliance24

Water Leak23

General21

Paint/Plaster21

Paint/PlasterWall2026-10-16 · open

GeneralCabinet2026-10-16 · open

Door/WindowDoor2026-10-16 · open

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Much higher than averagevs. NYC apartment blocks

1043

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential621

Street/Sidewalk272

Commercial87

Unspecified36

Vehicle26

House of Worship1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Much higher than averagevs. NYC apartment blocks

703

NYPD reports · last 12 mo

≈ per month

Felony207

Misdemeanor347

Violation149

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

Infested, latest filing

Annual filings

Re-infestation reported

2024–20250 infested · 0 eradicated

2023–20241 infested · 1 eradicated · 1 re-infested

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

No active DOB violations.

DOB building violations

OATH/ECB violations and fines

$1,250

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

ConstructionClass 22025-02-05$625 due

BoilersClass 22025-02-03$625 due

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2025-03-27Apt 7Aresidential

2024-07-23Apt 5Aresidential

2024-04-25Apt 6Jresidential

2023-11-28Apt 6Kresidential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court: repair & harassment cases

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2025-09-08

Tenant action

CLOSEDOpened 2024-01-17

Tenant action

CLOSEDOpened 2023-01-20

Tenant action

CLOSEDOpened 2021-07-15

Tenant action

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

REV POLITE AVE ASSOC LP

Head officer

PETER FINE

Managing agent

THE WAVECREST MGMT GROUP

2 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

1150 INTERVALE AVENUEBRONX 600 CONCORD AVENUEBRONX

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2004-10-21 · $760,000

Most recent mortgage2020-08-28 · $13,300,000

Mortgage2020-08-28$13,300,000

borrower REVEREND POLITE AVENUE ASSOCIATES, L.P. · lender JLL REAL ESTATE CAPITAL, LLC

Mortgage2007-07-12$7,435,000

borrower SENIOR LIVING OPTIONS, INC., REVEREND POLITE AVENUE ASSOCIATES, L.P. · lender FANNIE MAE

Mortgage2005-03-31$16,000,000

borrower REVEREND POLITE AVENUE ASSOCIATES, L.P., SENIOR LIVING OPTIONS, INC. · lender NEW YORK STATE HOUSING FINANCE AGENCY

Sale2004-10-21$760,000

BOSTON PARTNERS LLC → SENIOR LIVING OPTIONS, INC.

Sale1992-10-01no recorded price

CANGREJO PARKING LOT, INC. → PRIETO, OSCAR I., PRIETO, ANA B.

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.