425 Grand Avenue

Brooklyn, NY

BBL 3-01982-0007BIN 3056805

Concern level3 of 4

High

012 open class-C HPD violations (immediately hazardous) — about 1 per 19 apartments
022 of those issued in the last 3 years
033 open rent-impairing violation(s)
047 active DOB violation(s)
05$18,750 in unpaid DOB fines

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.

Rent regulation

Likely rent-stabilized

The owner registered 1 stabilized unit with New York State for 2023 — of about 38 apartments.

2018 — 66 units registered2023 — 1

J-51 tax benefit

Rent stabilization here may be tied to a tax benefit and can end when the benefit expires.

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

1900

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building13 others linked to the same owner

HPD housing-maintenance violations

Open now

446

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.

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 TO DOOR AT 1st PUBLIC HALL BULKHEAD FROM NORTH, 4th STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt C3Issued 2026-03-09RENT-IMPAIRING

§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT C3, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: HPD couldn't get in to re-inspect

CLASS B · HAZARDOUSIssued 2026-10-13RENT-IMPAIRING

§ 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF ELETRICAL BICYCLE AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2026-10-13RENT-IMPAIRING

§ 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSE HOLD ITEMS AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

191

All time

Last 12 months

Heat/Hot Water121

Unsanitary Condition17

Water Leak11

Plumbing9

Flooring/Stairs8

Door/Window8

Paint/Plaster7

Appliance6

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

Higher than averagevs. NYC apartment blocks

491

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential177

Street/Sidewalk128

Unspecified109

Commercial56

Vehicle15

House of Worship3

Helicopter2

Park1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — street life and traffic more than neighbors. 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

About averagevs. NYC apartment blocks

200

NYPD reports · last 12 mo

≈ per month

Felony70

Misdemeanor95

Violation35

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 6 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 OPTIONAL2026-08-31

FTC W/COMMISSIONER'S ORDER CONTROL#370544 VIO#072226PI30201SB DATED 07/22/2026 REQUIRING OWNER TO PROVIDE A CORRECTIVE ACTION PLAN BY 08/24/2026. AS OF 08/31/2026 THE REQ'D CAP WAS NOT REC'D. IMMED COMPLY WITH COMMISSIONER'S ORDER #072226PI30201SB

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-07-22

CORRECTIVE ACTION PLN REQ'D-OBSVD @ EXP1 BRICK MASONRY STEP CRACK W/ CRACK EXTENDING INTO TOP FLOOR WATERTABLE CAUSING STONE TO BE SIGNIFICANTLY LOOSE AT THE EXP1/2 CORNDER NEAR PARAPET. OWNER TO IMMED RETAIN REG DESING PROF IN GOOD STANDING W/DOB&NYS TO EVAL ENTIRE BLDG & SUBMIT A CORRECTIVE ACTION PLAN BY 08/24/26

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-07-22

FTM BLDG IN A CODE COMPLIANT MANNER-OBSVD @ EXP1 LARGE BRICK MASONRY STEP CRACK THAT EEXTENDS INTO TOP FLOOR WATERTABLD CAUSING STONE TO BE LOOSE AT EXP1/2 PARAPET CORNER,@ EXP2 OBSVD MISSING MORTAR & LOOSE BRICKS AT PARAPET.AN ANNUAL PARAPET OBSERVATION REPORT IS REQ'D START 2024.SUBMIT ANNUAL PARAPET OBSERVATION REPORT FOR 2025 NO LATER 8/5/26

DOB building violations

Evictions

No executed evictions on record for this building.

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 2025-10-27

Tenant action

CLOSEDOpened 2024-02-26

Heat / hot water

CLOSEDOpened 2019-01-30

Tenant action

CLOSEDOpened 2017-02-16

Harassment case

Housing court

Landlord and related buildings

Registered owner

DS CREF3 CLINTON PROPCO LLC

Head officer

Michael Shah

Managing agent

Luis Ruiz

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

130 ORCHARD STREETMANHATTAN 138 LUDLOW STREETMANHATTAN 142 GROVE STREETBROOKLYN 1450 MYRTLE AVENUEBROOKLYN 149 RIVINGTON STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$18,750

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.

ConstructionClass 12026-09-16$2,500 due

ConstructionClass 12026-07-22$2,500 due

ConstructionClass 22026-05-22$1,250 due

ConstructionClass 22022-07-28$6,250 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 sale2022-04-15 · $32,500,000

Most recent mortgage2022-04-15 · $5,019,064.67

Mortgage2022-04-15$5,019,064.67

borrower DS-CREF3 CLINTON SENIOR PROPCO LLC · lender CUSTOMERS BANK

Sale2022-04-15$32,500,000

90 DOWNING ST LP, 27 PUTNAM AVE LP, 429 GRAND AVE LP, 423 GRAND AVE LP → DS-CREF3 CLINTON SENIOR PROPCO LLC

Mortgage2015-04-15$11,450,484.74

borrower 429 GRAND AVE LP, 423 GRAND AVE LP, 27 PUTNAM AVE LP, 90 DOWNING ST LP · lender SM FINANCE LLC

Mortgage2015-04-15$4,214,851.51

borrower 90 DOWNING ST LP, 423 GRAND AVE LP, 27 PUTNAM AVE LP, 429 GRAND AVE LP · lender SM FINANCE LLC

Mortgage2015-04-15$1,142,320.13

borrower 27 PUTNAM AVE LP, 429 GRAND AVE LP, 90 DOWNING ST LP, 423 GRAND AVE LP · lender SM FINANCE 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

Flagged for the 2020 tax-lien sale

The owner owes enough in water and sewer charges to be listed for the city's tax-lien sale (most recently a 60-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2020

Most recent

60-day noticewater/sewer only2020-03-10

90-day noticewater/sewer only2020-02-12

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