Douglaston, Phipps file plans for 183-unit rental in Mott Haven

Douglaston Development and its partner Phipps Houses submitted a new building construction project for a 183-unit, 98,632 square-foot residential (R-2) building at 110 East 138th Street in Mott Haven, Bronx. The plan was filed with the New York City Department of Buildings on December 16, 2025 under job number X01330109. It calls for the construction of a 12-story building. The project is described in the filing as: new building filing residential use HPD Affordable Independent Residences for Seniors (AIRS) living project. Reia Tong , assistant vice president for affordable development at Douglaston Development, filed the plans. The architect is Dattner Architects.

110 East 138th Street

The property

The industrial building in Mott Haven has 30,284 square feet of built space and 69,940 square feet of additional air rights for a total buildable of 100,248 square feet according to a PincusCo analysis of city data. The parcel has frontage of 134 feet and is 285 feet deep with a total lot size of 29,142 square feet. The zoning is R7-2 which allows for up to 3.44 times floor area ratio (FAR) for residential. The city-designated market value for the property in 2022 is $1.6 million. The most recent loan totaled $8.2 million and was provided by Wells Fargo on October 16, 2025.

Prior sales and revenue

This property was sold by Wayne Finkelstein for $16.1 million to Phipps Houses on March 17, 2022.

Violations and lawsuits

According to city public data, the property has not received any significant violations in the last year.

There were no lawsuits or bankruptcies filed against the property for the past 24 months.

The neighborhood

In Mott Haven, The bulk, or 45 percent of the 41.7 million square feet of commercial built space are elevator buildings, with industrial buildings next occupying 23 percent of the space. In sales, Mott Haven has near average sales volume among other neighborhoods with $295.2 million in sales volume in the last two years and is the highest in Bronx. For development, Mott Haven has near average amount of major developments among other neighborhoods and is the 2nd highest in Bronx. It had 3.7 million square feet of commercial and multi-family construction under development in the last two years, which represents 9 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of two of the nine commercial properties representing 30,284 square feet of the 54,384 square feet. The two identified owners are City Of New York and Phipps Houses. On the tax block, there were two new building construction projects totaling 173,427 square feet. The largest is a 183-unit, 98,632 square-foot residential (R-2) building submitted by Douglaston Development and filed by Reia Tong with plans filed December 16, 2025 and it has not been permitted yet. The second largest is a 85-unit, 74,794 square-foot residential (R-2) building submitted by Jacob Sofer and filed by Jacob Sofer with plans filed November 16, 2021 and permitted June 14, 2022.

The owner

The PincusCo database currently indicates that Phipps Houses owned at least 101 commercial properties with 5,913 residential units in New York City with 6,231,162 square feet and a city-determined market value of $547.8 million. (Market value is typically about 50% of actual value.) The portfolio has $1.6 billion in debt, with top three lenders as NYC Housing Development Corporation, Citibank, and Citibank respectively. Within the portfolio, the bulk, or 65 percent of the 6,231,162 square feet of built space are elevator properties, with walkup properties next occupying 15 percent of the space. The bulk, or 44 percent of the built space, is in Bronx, with Manhattan next at 31 percent of the space.

The surrounding

This is the first commercial real estate event of interest identified within the 400-foot radius of 53 Exterior Street in the past 24 months.

Direct link to the property’s ACRIS page and link to DOB NOW portal.