1255 Stratford Avenue

Bronx, NY

BBL 2-03776-0050BIN 2025349

Concern level4 of 4

Severe

01125 open class-C HPD violations (immediately hazardous) across 70 apartments
0252 of those issued in the last 3 years
0313 open rent-impairing violation(s)
0412 active DOB violation(s)
05Tax lien sold at the city's lien sale — a sign of financial distress
062 evictions executed in the last 3 years
074 DOB fines lost by default (unpaid)

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 DOB 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.

HPD enforcement

Previously in HPD's Alternative Enforcement Program (AEP Round 12), discharged 2019-06-07.

Rent regulation

Likely rent-stabilized

The owner registered 70 stabilized units with New York State for 2018 — essentially all of the building's 70 apartments.

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 →

Rent regulation

The building

1928

Built

Floors

Residential units

Elevator apartments

Type

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 35 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 building

HPD housing-maintenance violations

291

Open now

2841

On record

125

Open Class C

129

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.

CLASS C · IMMEDIATELY HAZARDOUSApt D1Issued 2026-08-27

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT D1, 4th STORY, 3rd APARTMENT FROM SOUTH AT WEST , SECTION ''North''

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt F12Issued 2026-07-30

§ 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT WEST WALL GREATER THAN 12 SQ FT IN THE 1st ROOM FROM EAST LOCATED AT APT F12, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION ''north'' ORIGINAL VIOLATION 18581873 ISSUED 20-JAN-26 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b).

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt C3Issued 2026-07-30

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR TILES IN THE PRIVATE HALLWAY LOCATED AT APT C3, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION AT NORTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt A7Issued 2026-06-08

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT A7, 1st STORY, 3rd APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

509

All time

Last 12 months

Heat/Hot Water209

Unsanitary Condition77

Plumbing56

Door/Window50

Paint/Plaster46

Water Leak22

Electric11

General10

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

1000

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential807

Street/Sidewalk160

Vehicle14

Unspecified13

Commercial6

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

539

NYPD reports · last 12 mo

≈ per month

Felony189

Misdemeanor294

Violation56

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

No bedbugs reported

The owner filed 3 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2025-01-04

EMERGENCY WORK ORDER DUE TO DEFECTIVE FIRE ESCAPE. AT TIME OF INSPTN OBSERVED AT EXP 1 (EAST ELEVATION) DEFECTIVE FIRE ESCAPE AT 2ND FL REMEDY: IMMEDIATELY REPAIR DAMAGED/BROKEN FIRE ESCAPE. OWNER MUST HIRE PE TO REPAIR FIRE ESCAPE AND INSPECT THE BLDG. PE MUST SUBMIT TO FACADES@BUILDINGS.NYC.GOV

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2025-01-04

EWO UE TO DEFECTIVE FIRE ESCAPE. OBSERVED AT EXP 1 EAST ELEVATION, DEFECTIVE FIRE ESCAPE ESCAPE AT 2 FLOOR. REMEDY: IMMEDIATELY REPAIR DAMAGE/BROKEN FIRE ESCAPE AT EXP 1 EAST ELEVATION. OWNER MUST HIRING PE TO REPAIR FIRE ESCAPE AND INSPECT THE BUILDING. PE MUST SUBMIT TO FACADES@BUILDINGS.NYC.GOV

ACTIVE · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2024-12-01

FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3

DOB building violations

Evictions

Executed, all time

Last 3 years

2024-01-02Apt D07residential

2023-12-05Apt A09residential

2023-06-15Apt E02residential

2019-09-19Apt F09residential

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

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 2024-05-13

Heat / hot water

CLOSEDOpened 2022-11-16

Comprehensive

CLOSEDOpened 2021-11-15

False Certification Non-Lead

CLOSEDOpened 2021-10-14

False Certification Non-Lead

Housing court

Landlord and related buildings

Registered owner

1245 STATFORD LLC

Head officer

THOMAS STEINER

Managing agent

1245 STRATFORD LLC

No other buildings found sharing this building's registered contact.

Landlord and related buildings

Unpaid city fines

$38,750

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "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.

ElevatorsClass 12026-08-18$1,250 due

ElevatorsClass 12026-06-18$1,250 due

DEFAULTElevatorsClass 12026-05-05$12,500 due

DEFAULTConstructionClass 12026-03-26$12,500 due

Unpaid city fines

Ownership & money

Speculation watch

·Bought and resold within a few years — rapid turnover is a common speculation signal

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2019-04-17 · no recorded price

Most recent mortgage2021-06-08 · $1,152,721.36

Mortgage2021-06-08$1,152,721.36

borrower 1245 STRATFORD LLC · lender PEAPACK-GLADSTONE BANK

Sale2019-04-17no recorded price

1245 STRATFORD LLC → 1255 STRATFORD LLC

Mortgage2015-04-17$1,054,726.43

borrower 1245 STRATFORD LLC · lender NEW YORK COMMUNITY BANK

Mortgage2012-02-09$1,299,263.84

borrower 1245 STRATFORD LLC · lender NEW YORK COMMUNITY BANK

Sale2009-06-10$8,850,000

STRATFORD FIVE REALTY LLC → 1245 STRATFORD LLC

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

The lien was sold in the 2025 tax-lien sale

The owner's unpaid property taxes (and possibly water charges) went unresolved through a series of notices, and the debt reached the city's Final Sale list — the lien was sold to a private collector who can add interest and fees.

Years listed

2025

Most recent

Final saleincl. property tax2025-06-01

10-day noticeincl. property tax2025-05-01

30-day noticeincl. property tax2025-04-01

60-day noticeincl. property tax2025-03-01

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale