blight determination study south 4 avenue / east 3 street...

Blight Determination Study – South 4th Avenue / East 3rd Street Redevelopment Project A.1

City of Mount Vernon, New York

Ferrandino & Associates Inc. July 2012

Map Key: 151

Tax Map Number: 165.78-3110-19

Owner: City of Mount Vernon

Market Value: 181,268

Assessed Value: 6,000

Land: 5,000

Building: 1,000

Assessment Year: 2011

Tax Arrears: __ Yes X No

Amount: N/A

Land Use:

Single-Family Residential Manufacturing &

2 & 3 Family Residential Industrial

Multi-Family Residential Transportation &

Commercial/Retail Utilities

Mixed Use* Office Building

Institutional & Public Private Recreation

Assembly Parks & Parkways

Vacant Land

* Field observations supersede available data

Zoning: Neighborhood Business District (NB)

Vacant Occupied

Partially Occupied

Building Condition Lot Condition

Good Good

Fair Fair

Poor Poor

Det Det

N/A

Blighting Influence Blighting Influence

Yes Yes

No No

N/A

Comments:

Vacant lot is overgrown. Standing water present in center of lot. Vacant lot is not contributing to surrounding

area.

Property Address: 9 East 3rd Street

Lot Dimensions: 41.88’ x 69.15’ (frontage x depth)

Building Material: N/A

Building or Lot Type: Previously downtown row

(detached). Now vacant land adjacent to AutoZone/ Food

Bazaar Supermarket

Number of Floors: N/A

Number of Buildings on Lot: 0

Square Footage: 2,890 sq. ft.

Year Built: Unknown

Violations: 1

Nature of Violations: Building demolished, deemed

unsafe and declared to be a public nuisance.

$

$

$

$




Map Key: 155


Owner: Tolia, Shashikant & Asha

Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: X Yes __ No

Amount: $7,239

Land Use:








Vacant Land

* Currently, north side vacant, south side

dental office.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There is structural damage to roofline and front façade. North side of building is vacant and deteriorated and

strewn with rubble and waste. Roof is leaking.

Property Address: 157 South 4th Avenue


Building Material: Brick and wood

Building or Lot Type: Downtown row

Number of Floors: 1


Square Footage: 2,633 sq. ft. (gross floor area)

Year Built: Unknown

Violations: 2

Nature of Violations: Debris in rear yard; renovating

floors, walls, ceiling and plumbing without obtaining

approved plans and permit.

$ 215,526

$ 7,125

$ 2,625

$ 4,500




Map Key: 154


Owner: Lau, Chuen Duen et al.

Market Value:

Assessed Value:

Land:

Building:



Amount: $9,652

Land Use:





Mixed Use Office Building



Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Fully occupied nail and hair salon. Fairly recent brick work to front of store. However, back of building is in

poor condition and boarded up. The back of the lot is overgrown and fencing is partially broken down.



Building Material: Brick

Building or Lot Type: 1 story structure

Number of Floors: 1



Year Built: Unknown

Violations: None on record.

Nature of Violations: N/A

$ 287,009

$ 9,500

$ 2,625

$ 6,875




Map Key: 153


Owner: New Hope Cornerstone

Assembly

Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: __ Yes X No

Amount: N/A

Land Use:







Assembly* Parks & Parkways

Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Cornerstone Church of New Hope occupied building. Back of building is in poor condition, windows

boarded up. Lot in the rear is overgrown and fencing is partially broken down.


Lot Dimensions: 25.03’ x 105’ (frontage x depth)



Number of Floors: 1



Year Built: Unknown



$ 332,326

$ 11,000

$ 6,000

$ 5,000




Map Key: 152


Owner: Mubrook Realty LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $50,804

Land Use:








Vacant Land

* Currently, part of the ground floor is Top Apple

Groceries and the top three floors are vacant

apartments.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are some residential/ apartment vacancies. Bottom floor has a small grocery store on west side. The

brick wall on the eastern side of ground floor is worn down and there are cracks in the cornice. Wiring

hazards exist on lot. Roof has some damage.




Building or Lot Type: Commercial/ downtown row

Number of Floors: 4



Year Built: Unknown

Violations: 1

Nature of Violations: No permits for construction or

alteration.

$ 1,510,574

$ 50,000

$ 2,625

$ 47,375




Map Key: 139


Owner: 158 4th Avenue, LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $12,193

Land Use:








Vacant Land

* Currently, bakery on ground floor and apartments

on second floor.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Royal Caribbean Bakery is the ground floor tenant. There is cracking in brick on front façade. Second story

windows are boarded up. Roof appears to be old.


Lot Dimensions: 25’ x 105’ (frontage x depth)

Building Material: Brick and stucco


Number of Floors: 2



Year Built: Unknown



$ 362,537

$ 12,000

$ 2,625

$ 9,375




Map Key: 140


Owner: Jacqueline R.E. CORP.

Market Value:

Assessed Value:

Land:

Building:



Amount: $9,144

Land Use:








Vacant Land

* Currently, a furniture discount store on the ground

floor with apartments located on the second floor.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Signage on front of building is deteriorating. Second floor is boarded up. Brick is cracked on front façade.





Number of Floors: 2



Year Built: Unknown

Violations: 4

Nature of Violations: Illegal change of occupancy on

second level; unsafe building and ordered to be vacated.

$ 271,903

$ 9,000

$ 2,625

$ 6,375




Map Key: 141


Owner: Marable, Benjamin

Market Value:

Assessed Value:

Land:

Building:



Amount: $3,292

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Lot is in fair condition.


Lot Dimensions: 50’ x 76.95’ (frontage x depth)


Building or Lot Type: Vacant land


Number of Buildings on Lot: N/A


Year Built: Unknown



$ 116,314

$ 3,850

$ 3,850

$ N/A




Map Key: 349


Owner: Ellise, Louis

C/O: Harvey Bayer

Market Value:

Assessed Value:

Land:

Building: Side view of building



Amount: $19,069

Land Use:








Vacant Land

* Currently building is vacant


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Floors inside and rear of building are collapsed in. Rubble and demolished building materials inside

structure. Back of building is falling apart.

Property Address: 7 West 3rd Street

Lot Dimensions: 28.5’ x50’ (frontage x depth)



Number of Floors: 2



Year Built: Unknown

Violations: 2

Nature of Violations: Outdated wall signs/awnings;

unsafe building, ordered to remain vacant and off limits

until conditions are corrected.

$ 211,470

$ 7,000

$ 1,400

$ 5,600




Map Key: 350


Owner: Ellis, Gaynell M.

Byrd, James

Market Value:

Assessed Value:

Land:

Building:



Amount: $39,516

Land Use:








Vacant Land

* Currently, deli on the ground floor and apartments

on the second floor.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Wiring hazard on second floor. Roof shows signs of wear. Second floor conditions are uncertain.





Number of Floors: 2



Year Built: Unknown



$ 311,178

$ 10,300

$ 9,100

$ 1,200




Map Key: 118


Owner: Castellanos, Indiana

Minaya, Elsa Concepcion

Market Value:

Assessed Value:

Land:

Building:



Amount: $6,872

Land Use:

Single-Family Residential* Manufacturing &







Vacant Land

* Fields observations supersede available data.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Well maintained home. Property is well kept.



Building Material: Wood and stucco

Building or Lot Type: 1 Family residential

Number of Floors: 2 floor and attic

Number of Buildings on Lot: 2, House and garage


Year Built: Unknown



$ 265,861

$ 8,800

$ 2,200

$ 6,600




Map Key: 279


Owner: Saratoq, Ltd.

Market Value:

Assessed Value:

Land:

Building:



Amount: $7,526

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Lot is a little overgrown. Roof needs work. Fence and sidewalk are overgrown.



Building Material: Wood

Building or Lot Type: 1 Family residential

Number of Floors: 2 floors and attic



Year Built: Unknown



$ 265,861

$ 8,800

$ 4,300

$ 4,500




Map Key: 280


Owner: Altagracia Medina

Market Value:

Assessed Value:

Land:

Building:



Amount: $8,331

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair*

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

* Although violations state large accumulation of debris on side of building, field observation did not observe

this, and therefore overall rating of lot condition noted as fair.

Comments:

Front façade of deli and signage in good condition. There is garbage on lot next to building. There are some

overgrown vines on the side of building.




Building or Lot Type: 1 Story Small Structure

Number of Floors: 1



Year Built: Unknown

Violations: 3

Nature of Violations: Large accumulation of debris on

side of building, not maintaining premises in a clean, safe

and sanitary condition.

$ 247,734

$ 8,200

$ 3,600

$ 4,600




Map Key: 240


Owner: L.S.Y. Corp.

Market Value:

Assessed Value:

Land:

Building:



Amount: $6,842

Land Use:








Vacant Land

* Currently, ground floor is a laundromat and there

are apartments on the second and third floors.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Wiring hazards present between second and third floors. Ground floor brick is worn and needs painting.

Upper façade could use some repair.





Number of Floors: 3



Year Built: Unknown

Violations: 2

Nature of Violations: Living quarters declared “unsafe”

and order to be vacated; no permits for construction or

alteration.

$ 241,691

$ 8,000

$ 4,000

$ 4,000




Map Key: 241



Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: __Yes X No

Amount: N/A

Land Use:








Vacant Land

Zoning: Neighborhood Business district (NB)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Old garage is in very poor condition and likely has interior damage. Pavement broken and high grass starting

to grow on lot.




Building or Lot Type: Commercial, Service/ Gas Station

Number of Floors: 1



Year Built: Unknown

Violations: 2

Nature of Violations: Unsafe building and ordered

vacated.

$ 290,030

$ 9,600

$ 9,500

$ 100




Map Key: 119



Market Value:

Assessed Value:

Land:

Building:



Amount: $9,652

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Standing water and waste are present at the site. Broken pavement and overgrown grass beginning to sprout

through the pavement.








Year Built: Unknown

Violations: 2

Nature of Violations: The code violations linked 4 & 37

together, so the unsafe building is actually (linked with lot

169.22-3084-4) located on the lot next to this vacant land.

$ 81,570

$ 2,700

$ 2,700

$ N/A




Map Key: 362


Owner: 3rd Street LLC*

Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: Yes X No

Amount: N/A

* Property controlled by MVP Realty

Land Use:








Vacant Land

* Currently, ground floor consists of a deli/grocery,

a unisex salon with vacancies along both sides of

salon. Apartments are located on the second floor.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are cracks in front side/ façade of building. Building shows signs of structural wear. The building is

30% occupied, with two nails salons and one delicatessen on the ground floor.





Number of Floors: 2



Year Built: Unknown

Violations: 2


vacated; no permits for construction or alteration.

$ 302,114

$ 10,000

$ 8,000

$ 2,000




Map Key: 361


Owner: The Church of God 7 Day

Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: Yes _X_ No

Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The Church of God 7th Day is located here. Building appears to be in fair condition.




Building or Lot Type: Religious/ Commercial

Number of Floors: 3



Year Built: Unknown



$ 387,462

$ 12,825

$ 6,300

$ 6,525




Map Key: 360



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land

* Currently, there is a beauty salon, custom t-shirt

shop, and deli on the ground floor. Top 3 floors

appear to be vacant apartments.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are currently some ground floor tenants including a beauty salon, custom t-shirt shop and deli. Top

three floors of building are boarded up. Scaffolding serves no purpose. Building contains interior and

structural deficiencies.





Number of Floors: 4



Year Built: Unknown

Violations: 10


vacated (1998, 2006, 2008, 2009); property maintenance

(three in 2007, two in 2008); no permits for construction

or alteration.

$ 1,963,746

$ 65,000

$ 5,000

$ 60,000




Map Key: 193


Owner: MVP Realty

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:


2 & 3 Family Residential* Industrial






Vacant Land

* Field observations supersede available data.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Front deck and structural elements are collapsed and rotting. The windows are boarded up and there is recent

fire damage.



Building Material: Wood and stucco

Building or Lot Type: Two family residential

Number of Floors: 2


Square Footage: 3,685sq. ft.

Year Built: Unknown

Violations: 4

Nature of Violations: Property maintenance (2005, 2007,

2008); unsafe building and ordered to be vacated.

$ 135,951

$ 4,500

$ 4,500

$ 0




Map Key: 192


Owner: Brown, Emmie Louise

Market Value:

Assessed Value:

Land:

Building:



Amount: $9,890

Land Use:








Vacant Land


Zoning: Three Family District (RMF-6.75)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Property is in fair condition. Some work to roof is needed.





Number of Floors: 2



Year Built: Unknown

Violations: 3

Nature of Violations: Property maintenance; change of

occupancy (Illegally converted from a one family to two

family); no permits for construction or alteration.

$ 265,861

$ 8,800

$ 3,300

$ 5,500




Map Key: 191


Owner: Palmiotto, Steven

Market Value:

Assessed Value:

Land:

Building:



Amount: $6,096

Land Use:



Multi-Family Residential* Transportation &





Vacant Land

* Field observation supersedes available data.

Zoning: Three-family district (RMF-6.75)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The roof appears to have some damage. The front of the roof shows signs of patchwork. The deck and front

steps are in need of some repair.




Building or Lot Type: One family residential

Number of Floors: 2



Year Built: Unknown



$ 181,268

$ 6,000

$ 1,650

$ 4,450




Map Key: 190


Owner: Kovar Hill Association, LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $9,856

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The bottom of the steps is cracked. Second story roof is showing signs of wear. Overall, property is in fair

condition.




Building or Lot Type: One family residential




Year Built: Unknown



$ 293,051

$ 9,700

$ 1,650

$ 8,050




Map Key: 377



Market Value:

Assessed Value:

Land:

Building:



Amount: $5,080

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied (Storage)


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

This lot is used to store construction materials and is adjacent to residential properties. The area on north side

of lot is unorganized, with different types of materials strewn around. There is also a dumpster on lot and a

shed that is rusted.






Number of Buildings on Lot: 1 (shed/ roof structure)


Year Built: Unknown



$ 151,057

$ 5,000

$ 5,000

$ N/A




Map Key: 376



Market Value:

Assessed Value:

Land:

Building:



Amount: $14,225

Land Use:

Single-Family Residential* Manufacturing &







Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Building is in fair condition, although the roof could use some work. Roof is missing shingles and is home to

some bird/ pigeon nests. There is also a large gated parking lot on site.








Year Built: Unknown



$ 422,960

$ 14,000

$ 4,200

$ 10,800




Map Key: 375


Owner: Coley, Triffina

Henry, Christine

Market Value:

Assessed Value:

Land:

Building:



Amount: $7,719

Land Use:


2 & 3 Family Residential* Industrial






Vacant Land


Zoning: Three Family District (RMf-6.75)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Front wall/fence is in disrepair and deteriorating. There is visible damage to the roof and there are missing

gutter shrouds. There are signs of water damage to front door/ entrance to property. Rubble is strewn on the

lot and cement blocks are being used as an edge to front of property.








Year Built: Unknown



$ 229,516

$ 7,597

$ 2,300

$ 5,297




Map Key: 363


Owner: 3rd Street LLC*

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A


Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Garbage and building waste materials present on the lot.








Year Built: Unknown

Violations: 2

Nature of Violation: Property maintenance (2005, 2012).

$ 126,888

$ 4,200

$ 4,200

$ N/A




Map Key: 364


Owner: MVP Realty

Market Value

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The lot is fully overgrown and filled with rubble and debris.








Year Built: Unknown



$ 181,268

$ 6,000

$ 6,000

$ N/A




Map Key: 365


Owner: Double D Development LLC*

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A


Land Use:








Vacant Land

Zoning: Commercial Business District (CB)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

This property contains old cars, car parts, debris and rubble. Building walls are cracked and crumbling.

Cracks are visible in brick facades and there is roof damage. Property is accessed from 210-224 South 4th

Avenue.




Building or Lot Type: Commercial

Number of Floors: 1

Number of Buildings on Lot: 4 (Connected/ detached)


Year Built: Unknown

Violations: 2

Nature of Violations: Property maintenance; commercial

vehicles stored on premises must be removed.

$ 392,749

$ 13,000

$ 10,000

$ 3,000




Map Key: 365



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A


Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:



Avenue.





Number of Floors: 1



Year Built: Unknown

Violations: 2



$ 392,749

$ 13,000

$ 10,000

$ 3,000




Map Key: 366


Owner: MVP Realty

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The building has a cracked brick façade and there is also a crack in the cornice. The windows look worn and

have plastic covering them.




Building or Lot Type: Industrial

Number of Floors: 1



Year Built: Unknown



$ 607,250

$ 20,100

$ 8,100

$ 12,000




Map Key: 167


Owner: Ali, Insaf & Bibi*

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A


Land Use:








Vacant Land

* Plumbing contractor


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Front façade appears to be well kept. The building is occupied by a plumbing contractor.




Building or Lot Type: Commercial/ downtown row

Number of Floors: 2



Year Built: Unknown



$ 365,558

$ 12,100

$ 4,100

$ 8,000




Map Key: 168


Owner: MVP Realty

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land

* Ground floor is a Portuguese Church


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The signage on the front of the building is worn/ deteriorated. There are some cracks in the stucco. The

building is 50% occupied by a Portuguese church with fifty parishioners.




Building or Lot Type: Downtown row/ commercial

Number of Floors: 2



Year Built: Unknown



$ 395,770

$ 13,000

$ 4,100

$ 9,000




Map Key: 169



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Adobe roof has some shingles that are either cracked or missing. Front façade has holes and loosely patched

up sections. Brick shows signs of wear and aging. The building is currently vacant.





Number of Floors: 1



Year Built: Unknown



$ 749,244

$ 24,800

$ 8,700

$ 16,100




Map Key: 170



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land

* Site visit supersedes available data


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

This property is used as police storage and garage. Building is in decent condition.




Building or Lot Type: One story structure

Number of Floors: 1



Year Built: Unknown



$ 157,099

$ 5,200

$ 5,200

$ N/A




Map Key: 171



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

City-owned property. Lot used for parking emergency City/ bus vehicles.








Year Built: Unknown



$ 286,586

$ 7,500

$ 7,500

$ N/A




Map Key: 172



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

City-owned property. Lot used for parking emergency City/ bus vehicles.








Year Built: Unknown



$ 226,586

$ 7,500

$ 7,500

$ N/A




Map Key: 188


Owner: Westchester Community

Opportunity Program, Inc.

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Play area for children from the adjacent daycare. The lot has a nice playground and green space for the

children to play.








Year Built: Unknown



$ 271,903

$ 9,000

$ 9,000

$ N/A




Map Key: 189




Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:






Institutional & Public Private Recreation*


Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Play area for children from the adjacent daycare. The lot has a nice playground and green space for the

children to play.








Year Built: Unknown



$ 181,268

$ 6,000

$ 6,000

$ N/A




Map Key: 261




Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Building is connected to and part of 22-Toddler’s Park Day Care Center. There are a few visible cracks in the

cement walls.



Building Material: Cement and stucco

Building or Lot Type: Institutional

Number of Floors: 1



Year Built: Unknown



$ 385,196

$ 12,750

$ 3,750

$ 9,000




Map Key: 262




Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:


2 & 3 Family Residential Industrial*






Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are a few cracks on the exterior walls and at the entrance of the building. Overall the building is in fair

condition. This is Toddlers Park Day Care Center.



Building Material: Cement and stucco

Building or Lot Type: Institutional

Number of Floors: 1



Year Built: Unknown



$ 619,335

$ 20,500

$ 6,300

$ 14,200




Map Key: 263


Owner: Rossi, Salvatore

Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Storage yard and fence have barbed wire along the top of it. Old truck and trailer parked in the lot. There is a

small building/garage in the back that is not fully built.



Building Material: Aluminum


Number of Floors: 1



Year Built: Unknown



$ 181,268

$ 6,000

$ 5,000

$ 1,000




Map Key: 39


Owner: 2-8 East 3rd Street LLC

Market Value:

Assessed Value:

Land:

Building:


Tax Arrears: X Yes No

Amount: $25,402

Land Use:








Vacant Land

* Building currently vacant


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Some units of the building have collapsed floors. The ceilings have major structural damage. There are holes

in the roofing and there are hanging wires on the exterior of the building.





Number of Floors: 1



Year Built: Unknown

Violations: 1

Nature of Violations: Unsafe building and ordered to

remain vacant and off limits until conditions are

corrected.

$ 755,287

$ 25,000

$ 6,100

$ 18,900




Map Key: 40


Owner: L. Chuen Duen &

Ko Shui Yuk

Market Value:

Assessed Value:

Land:

Building:



Amount: $7,112

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Ground floor is a Jamaican restaurant on the west side and an African market on the east side of the building.

Apartments are located on the second floor. Building appears to be in fair condition. There is some wood

rotting in upper floor window frames.





Number of Floors: 2



Year Built: Unknown



$ 211,480

$ 7,000

$ 3,550

$ 3,450




Map Key: 41


Owner: Horton, Terrence

Market Value:

Assessed Value:

Land:

Building:



Amount: $33,953

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Building is occupied by offices and it appears to be some type of veteran services/ resources office. Building

is in good condition. Few structural or aesthetic deficiencies appear to exist.





Number of Floors: 1



Year Built: Unknown



$ 267,371

$ 8,850

$ 4,000

$ 4,850




Map Key: 42


Owner: White, Bernard E.

Market Value:

Assessed Value:

Land:

Building:



Amount: $20,626

Land Use:








Vacant Land

* Deli market on ground floor, with apartments on

second and third floors.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

This property is involved with the 3rd Street Initiatives Program (building façade improvement project) with

the City of Mount Vernon. Top Deli Market on ground floor, with apartments located above on top two

floors. There is some visible water damage present at roofline above façade of building. The façade on South

3rd Avenue is in worse condition than the façade on East 3rd Street. There are rotting window frames, peeling

paint and a deteriorating roof deck. This façade is also home to the New Revival Community Church.



Building Material: Brick, steel and wood.


Number of Floors: 3



Year Built: Unknown

Violations: 1

Nature of Violations: Property maintenance.

$ 613,293

$ 20,300

$ 10,500

$ 9,800




Map Key: 46


Owner: Chullickel, Stephen B.

Market Value:

Assessed Value:

Land:

Building:



Amount: $67,650

Land Use:








Vacant Land*


Zoning: Third Family District (RMF-6.75)

Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There is garbage strewn along the fence near the sidewalk on South 3rd Avenue. There is a five car garage in

rear of lot that is deteriorating with doors falling apart and roof damage. There is gravel, dirt and stone present

in lot. There are some old appliances dumped on the lot.

Property Address: 230 South 3rd Avenue




Number of Floors: 1

Number of Buildings on Lot: 1 (Garage)


Year Built: Unknown

Violations: 11


2005, 2005, 2010, 2011); unsafe building and ordered to

be vacated (2005, 2005, 2006, 2008 ); change of

occupancy.

$ 271,903

$ 9,000

$ 9,000

$ N/A




Map Key: 47


Owner: Yenom, Zat &

Srek-Law LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $27,246

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Gutters on the house appear to be tattered. There are some window frames that are rotting and paint is

peeling. Garage in the back of lot is in need of repair.



Building Material: Stucco and wood

Building or Lot Type: Residential

Number of Floors: 3



Year Built: Unknown

Violations: 1

Nature of Violations: Property maintenance (2011).

$ 332,326

$ 11,000

$ 4,000

$ 7,000




Map Key: 48


Owner: Bocu Realty Corp.

Market Value:

Assessed Value:

Land:

Building:



Amount: $11,631

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

On the front facade of the building, there are numerous wires hanging and appear to be hazardous. The

siding shows signs of wear, water spotting, and possibly mold. Building appears to be a four story apartment

complex.



Building Material: Wood and vinyl siding


Number of Floors: 4



Year Built: Unknown

Violations: 5


2008); unsafe building (illegal cellar apartment) and

ordered to be vacated; all apartments with children under

ten years of age must be provided with window guards.

$ 410,876

$ 13,600

$ 6,000

$ 7,600




Map Key: 49


Owner: Pillars LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $10,263

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The roofline shows some signs of damage. Windows appear to be in fair condition. Based on violations,

building in poor condition overall.




Building or Lot Type: Apartment

Number of Floors: 4



Year Built: Unknown

Violations: 4

Nature of Violations: Ceiling, walls, floors and stairways

not maintained in a safe and sound condition;

maintenance of plumbing, heating and electrical

equipment; infestation; property maintenance (2007).

$ 362,537

$ 12,000

$ 2,000

$ 10,000




Map Key: 50


Owner: Chin, Kevin

Market Value:

Assessed Value:

Land:

Building:



Amount: $12,701

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The roofline shows signs of damage, wear and weathering. The wiring hanging down over front façade of

buildings appears to be hazardous.

Property Address: 242 ½ South 3rd Avenue


Building Material: Brick and stone


Number of Floors: 4



Year Built: Unknown

Violations: 1

Nature of Violations: Property maintenance (2004) .

$ 377,643

$ 12,500

$ 2,000

$ 10,500




Map Key: 51


Owner: Paul V. Smith;

Eileen O’Hara

Market Value:

Assessed Value:

Land:

Building:



Amount: $10,160

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The roofline shows signs of severe weather damage and deterioration. Front steps and fence are also in poor

condition, especially when compared to adjacent buildings. There are also wiring and window problems

present. No violations on record.





Number of Floors: 4



Year Built: Unknown



$ 302,114

$ 10,000

$ 2,000

$ 8,000




Map Key: 52

Tax Map Number:169.22-3109-14

Owner: American Residential

Equities, LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $15,822

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Front fence of building is partially broken and bent. There is severe damage/deterioration present on the roof

line at the top of the building. There are wiring deficiencies present and appear to be potentially hazardous.

The front door is made of plywood and it appears the building might possibly be undergoing construction.

This building appears to be in worse condition compared with adjacent buildings.





Number of Floors: 4



Year Built: Unknown

Violations: 2

Nature of Violations: Property maintenance (2007, 2008).

$ 558,912

$ 18,500

$ 2,000

$ 16,500




Map Key: 53


Owner: Latchman Premdass;

Latchman Premwatee

Market Value:

Assessed Value:

Land:

Building:



Amount: $13,209

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Roofline is in good condition, and overall building is in better condition compared with adjacent buildings.

However, based on violations, building condition is rated poor overall.





Number of Floors: 4



Year Built: Unknown

Violations: 5


2010, 2010, 2011).

$ 392,749

$ 13,000

$ 2,000

$ 11,000




Map Key: 54


Owner: 2640 & 2866 Marion LLC

3176 Decatur LLC

Market Value:

Assessed Value:

Land:

Building:

Assessment Year: 2011 Rear of lot


Amount: $155,157

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The rear of the building in good condition with wooded trees. There are cars being stored in extra space on

lot from a dealership. The building is currently being subleased by a few different companies.


Lot Dimensions: 255.34’ x 248.75 (frontage x depth)


Building or Lot Type: Manufacturing and processing

Number of Floors: 2-3



Year Built: Unknown

Violations: 1

Nature of Violations: Elevator defects: car dropped over

one inch in 15 minutes during underground cylinder leak

test, emergency hatch not secure, top of car lights not

working, and fire extinguisher missing in the machine

room.

$ 4,613,293

$ 152,700

$ 50,000

$ 102,700




Map Key: 185


Owner: Henry, Byron

Henry, Janet

Market Value:

Assessed Value:

Land:

Building:



Amount: $7,482

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There is garbage strewn on the lawn and around the exterior of the property. The fencing around the lot is in

poor condition. The garage in the back of the lot appears to be in poor condition. The structure is notably in

worse condition compared with adjacent properties.



Building Material: Wood and vinyl siding


Number of Floors: 2



Year Built: Unknown

Violations: 4


2011); violation of Zoning ordinance: illegal outdoor

storage of two commercial vehicles (not permitted in CB

zone).

$ 283,987

$ 9,400

$ 4,900

$ 4,500




Map Key: 293


Owner: 2640 & 2866 Marion LLC

3176 Decatur LLC

Market Value:

Assessed Value:

Land:

Building:



Amount: $12,193

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There is garbage strewn on south west corner of the lot. Fence on the lot is badly bent and in poor condition.

Property Address: 7 East 4th Street

Lot Dimensions: 60.71 x 45.08’ (frontage x depth)


Building or Lot Type: Vacant Land




Year Built: Unknown



$ 362,537

$ 12,000

$ 7,500

$ 5,500




Map Key: 186


Owner: Hamilton, Beverly

Market Value:

Assessed Value:

Land:

Building:



Amount: $13,087

Land Use:








Vacant Land

* Deli and two vacancies on ground floor with

apartments located on the second and third floors.


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Rear of the building is in poor condition. The chimney and bricks in the rear of the building are decaying and

in need of immediate repair. Some of the windows in the rear are boarded up. There is wiring present on the

lot and appears to be hazardous. The front of the roofline is damaged and uneven. There are two vacancies

located on the ground floor.



Building Material: Brick and vinyl siding


Number of Floors: 3



Year Built: Unknown

Violations: 6

Nature of Violations: No permits for construction or

alterations; change of occupancy; property maintenance

(2006, 2006); unsafe building (the store and cellar level)

and ordered to be vacated.

$ 377,643

$ 12,500

$ 7,000

$ 5,500




Map Key: 68



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

The building has some vines growing over front façade. Building is in fair condition and in similar condition

to adjacent buildings.





Number of Floors: 2



Year Built: Unknown



$ 302,114

$ 10,000

$ 3,900

$ 7,900




Map Key: 127



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Windows are boarded up and broken on second floor. Second floor appears to be in poor condition. Roof

leaks and appears to contain structural deficiencies. The City closed a fallout shelter that used to occupy the

site on the second floor. The building currently has auto repair shops occupying the space on the ground

floor.





Number of Floors: 1-2



Year Built: Unknown



$ 395,770

$ 13,100

$ 6,500

$ 6,600




Map Key: 231



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land


Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are no structures present on site. Lot has trucks stored on site and is connected to adjacent vacant lots.

Fence was open and is in poor condition.








Year Built: Unknown



$ 66,465

$ 2,200

$ 2,200

$ 0




Map Key: 232



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are no structures present on site. Lot has trucks stored on site and is connected to adjacent vacant lots.

Fence is in poor condition.








Year Built: Unknown



$ 1,132,930

$ 37,500

$ 7,500

$ 30,000




Map Key: 233



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land*



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

Fence is boarded up and the lot is connected to adjacent vacant lots.








Year Built: Unknown

Violations: 1

Nature of Violations:. Building demolished, ordered

vacated (2003).

$ 290,030

$ 9,600

$ 4,100

$ 5,500




Map Key: 234



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are trees and a grass mound on vacant lot. Fence is boarded up and the lot is connected to adjacent

vacant lots.








Year Built: Unknown

Violations: 2

Nature of Violations: Building demolished, ordered

vacated (2003).

$ 154,078

$ 5,100

$ 5,000

$ 100




Map Key: 235



Market Value:

Assessed Value:

Land:

Building:



Amount: N/A

Land Use:








Vacant Land



Vacant Occupied

Partially Occupied


Good Good

Fair Fair

Poor Poor

Det Det

N/A


Yes Yes

No No

N/A

Comments:

There are trees and a grass mound on vacant lot. Fence is boarded up and the lot is connected to adjacent

vacant lots.








Year Built: Unknown



$ 126,888

$ 4,200

$ 4,100

$ 100

blight determination study south 4 avenue / east 3 street...

Documents