Joe BK Cluster in Longwood: 75 Housing Connect Apartments at 976 Tinton Avenue and 941 Intervale Avenue, From $1,782 a Month
Quick answerJoe BK Cluster is two older apartment buildings in Longwood, the Bronx: 976 Tinton Avenue and 941 Intervale Avenue. The listing calls them "DHS Cluster units" and says they were "newly renovated." NYC Housing Connect lottery 7576 lists 75 apartments at 60% AMI, from $1,782 to $2,701 a month. The listing says it is "a Waiting List to fill 6 current vacant units." Applications were due August 5, 2026. As of October 24, 2026, the lottery was not open.
Last checked: October 24, 2026, against the Housing Connect listing for lottery 7576, its rent table and Housing Connect's open-lottery search, each read at the start and the end; the Housing Connect FAQ; the City's lottery data and lottery building data; HPD's Affordable Housing Production by Building (project 68831); Department of Buildings job filings (jobs 210180926 and 210180935), DOB NOW filings and certificates of occupancy (DOB NOW and older); PLUTO; ACRIS for Bronx blocks 2669 and 2697; City Planning's address search; the Mayor's cluster releases of December 12, 2017 and December 4, 2018; HPD's Article XI page and applying guide; Banana Kelly's 2022 annual report; CityFHEPS form DSS-8r; HUD's Small Area Fair Market Rents; and the MTA's station data. How VoucherMatch reports these guides and corrects errors: how we report.
- 75apartments in the rent table of Housing Connect lottery 7576
- 6"current vacant units" the listing says the waiting list will fill
- 83apartments in the two buildings, in HPD's production data
- $1,782the lowest rent, a one-bedroom
- $2,701the highest rent, a four-bedroom
- August 5, 2026the application deadline
What it means: the rent table lists 75 apartments, but the listing text says the list will fill 6 vacancies now and others later.
Source: Housing Connect listing for lottery 7576 and its rent table, read October 24, 2026; HPD project 68831.
- Area median income (AMI)The middle income for the area, adjusted for household size. A lottery apartment "at 60% AMI" is for households earning up to about 60% of it. The agency's income chart turns each level into dollar limits.
- Lottery (NYC Housing Connect)Every complete application gets a random log number. The marketing agent works through applications in log-number order within each preference group, so applying early does not help.
- Minimum incomeThe lowest yearly income the listing accepts for an apartment, so the rent is not too large a share of income. Housing Connect does not apply it to households with a voucher or rental subsidy.
- Marketing agentThe company the building hires to run its lottery and check applicants' papers.
- Certificate of occupancyThe Department of Buildings' sign-off that a building, or part of it, can be lived in.
- Housing Choice Voucher (Section 8)Rental help run by a housing authority. You find a home, and the agency checks the unit, rent and your household before it approves payment.
- CityFHEPS (New York City)The City Fighting Homelessness and Eviction Prevention Supplement: a City-funded rent supplement that the Department of Social Services (DSS) pays straight to the landlord.
- Utility allowanceThe agency's estimate of the cost of utilities you must pay. It is not a promise to pay your actual bills.
- FMR and SAFMRHUD rent estimates for an area (Fair Market Rent) or ZIP code (Small Area Fair Market Rent). They include rent and most tenant-paid utilities. Your agency may use a different payment standard.
- HDFCa Housing Development Fund Company. In HPD's words, "An HDFC is a corporation formed to build low-income housing."
What Is Being Renovated at 976 Tinton Avenue and 941 Intervale Avenue
Joe BK Cluster is not a new building. It is two existing apartment buildings, renovated as one project. PLUTO, the City's lot database, says 976 Tinton Avenue was built in 1915 and 941 Intervale Avenue in 1925.
The listing calls the lottery "(81) DHS Cluster units at 60% AMI." It describes "newly renovated affordable units at 941 Intervale Avenue and 976 Tinton Avenue." One lottery, number 7576, covers both addresses.
| Record | 976 Tinton | 941 Intervale |
|---|---|---|
| ZIP code | 10456 | 10459 |
| Built, in PLUTO | 1915 | 1925 |
| DOB job | 210180926 | 210180935 |
| Stories, height | 5, 57 feet | 6, 65 feet |
| Apartments | 35 | 48 |
| Fully permitted | April 22, 2021 | May 12, 2021 |
What it means: the work kept the same number of homes. No certificate of occupancy for either building was in the City's data on October 24, 2026.
Source: Department of Buildings job filings, both filed in March 2020 with no change in stories or apartments.
- Owner on record: DOB names "BK CLUSTER HDFC," a non-profit, as owner on both jobs. PLUTO and ACRIS name BK Cluster Housing Development Fund Corporation.
- Project name: HPD's production data calls project 68831 "BANANA KELLY. BK CLUSTER. JOE NYC."
- Developer's report: The 2022 annual report of Banana Kelly Community Improvement Association is posted on its site as a draft. It names "the four buildings that comprise the BK Cluster Site – 941 Intervale, 976 Tinton, 1315 Lafayette and 911 Simpson." It says "Rehab of these buildings began in the Summer of 2021."
- The work in DOB filings: new boilers, sprinklers and plumbing in both. Gas pipes at 941 Intervale. Baseboard heat at 976 Tinton.
- Tax program: the listing says "This building will receive an Article XI tax exemption" from HPD and the Housing Development Corporation.
The Cluster Program in the City's Words
The City used "cluster" apartments as shelter. The Mayor's office described the program and the plan to end it in two releases.
- What it was"New York City has used the cluster site program to provide shelter for homeless families" (December 4, 2018).
- The planthe City would "help not-for-profit developers acquire and rehab residential 'cluster site' buildings" and "convert them into permanent affordable housing" (December 12, 2017).
- Who acquires"Joint Ownership Entity (JOE) NYC and Neighborhood Restore will be acquiring these buildings," with local groups "including Banana Kelly" (December 4, 2018).
- Tenants in place"All non-homeless tenants living in a cluster building at the time of purchase will be entitled to remain in their apartments with rent-stabilized leases and additional protections under HPD's regulatory agreement" (December 4, 2018).
- Families in shelter therethose "eligible for rental assistance and prepared for housing permanency at the point of transition to not-for-profit ownership, will be offered the opportunity to remain as tenants with a new rent-stabilized lease if they wish to remain in the building" (December 4, 2018).
What it means: neither release names these two addresses. ACRIS ties them to "JOE NYC CLUSTER LLC" and BK Cluster HDFC. The listing says nothing about current residents; ask the hotline, 212-863-7990.
Source: the Mayor's releases of December 12, 2017 and December 4, 2018, read in the Internet Archive.
Article XI in HPD's Words
Article XI cuts property taxes for housing owned by an HDFC. HPD says it is "a tax exemption for HDFC-owned new construction or rehabilitation of affordable housing." It grants a "Complete or partial exemption from real estate taxes for up to 40 years."
- 1915 and 1925976 Tinton and 941 Intervale are built, in PLUTO.
- December 12, 2017the City says it will help non-profits buy and rehab cluster buildings.
- April 4, 2019both buildings are deeded to BK Cluster HDFC, in ACRIS.
- March 2 and 3, 2020the renovation jobs are filed with DOB.
- May 13, 2021loans and City agreements are signed, in ACRIS. HPD lists this as the project start.
- Summer 2021rehab begins, in Banana Kelly's report.
- October 9, 2024HPD lists 976 Tinton as complete. It lists no date for 941 Intervale.
- July 14, 2026the lottery opens, in the City's lottery data.
- August 5, 2026applications are due.
What it means: Banana Kelly's report dates the loan closing to "June 2021," while ACRIS dates the papers May 13, 2021.
Source: PLUTO; the Mayor's office; ACRIS; Department of Buildings; HPD production data; Banana Kelly; the City's lottery data.
- Apartment countthe rent table lists 75. The listing's title says 81. HPD counts 83, two of them "reserved for building superintendents."
- 941 IntervaleDOB and HPD say 48 apartments. PLUTO says 49 homes and 54 units in all, with 7,109 square feet of commercial space.
- Sizes at 941 Intervalethe listing has 20 one-bedrooms, 12 two-bedrooms and 15 three-bedrooms. HPD has 21, 11, 15 and one four-bedroom.
- Sizes at 976 Tintonthe listing has 14 two-bedrooms, 11 three-bedrooms and 3 four-bedrooms. HPD has 15, 16 and 4.
- Income levelsthe listing puts all 75 at 60% AMI. HPD counts 42 "Extremely Low Income" units, for "0 to 30%" of AMI, and 39 "Low Income" units, for "51 to 80%."
- Kind of projectHPD says "Preservation." The City's lottery building data says "New Construction."
Where Joe BK Cluster Is
Both buildings are in Longwood, by City Planning's address search, in Council District 17. They are about 0.31 miles apart in a straight line.
- The listing"The Longwood and Morrisania sections of the Bronx."
- 976 Tinton AvenueZIP code 10456, Bronx block 2669, lot 9, Community District 3 and the 42nd Precinct, in PLUTO.
- 941 Intervale AvenueZIP code 10459, Bronx block 2697, lot 45, Community District 2 and the 41st Precinct, in PLUTO.
See voucher apartments in ZIP code 10456, voucher apartments in ZIP code 10459 and Section 8 apartments in Morrisania.
Rents and Income Limits in the Joe BK Cluster Lottery on Housing Connect
All 75 apartments are at 60% AMI. Rents run from $1,782 a month for a one-bedroom to $2,701 for a four-bedroom.
View the data table
| Apartment size | 976 Tinton | 941 Intervale |
|---|---|---|
| One-bedroom | 0 | 20 |
| Two-bedroom | 14 | 12 |
| Three-bedroom | 11 | 15 |
| Four-bedroom | 3 | 0 |
What it means: 28 apartments are at 976 Tinton and 47 at 941 Intervale.
Source: Housing Connect listing for lottery 7576, counted by VoucherMatch from its 75 apartment records, read October 24, 2026; the City's lottery building data gives the same counts.
| Apartment | Count | Rent | Yearly income |
|---|---|---|---|
| 1 bedroom | 20 | $1,782 | $65,418 to $91,620 |
| 2 bedrooms | 26 | $2,123 | $78,515 to $109,920 |
| 3 bedrooms | 26 | $2,437 | $90,720 to $126,240 |
| 4 bedrooms | 3 | $2,701 | $101,212 to $142,500 |
What it means: the top of each range is for the largest household allowed.
Source: Housing Connect listing for lottery 7576 and its rent table, read October 24, 2026. One-bedrooms allow 1 to 3 people, two-bedrooms 2 to 5, three-bedrooms 3 to 7 and four-bedrooms 4 to 9.
| Household size | Maximum income | Sizes open to it |
|---|---|---|
| 1 person | $71,280 | 1 bedroom |
| 2 people | $81,420 | 1 or 2 bedrooms |
| 3 people | $91,620 | 1, 2 or 3 bedrooms |
| 4 people | $101,760 | 2, 3 or 4 bedrooms |
| 5 people | $109,920 | 2, 3 or 4 bedrooms |
| 6 people | $118,080 | 3 or 4 bedrooms |
| 7 people | $126,240 | 3 or 4 bedrooms |
| 8 people | $134,340 | 4 bedrooms |
| 9 people | $142,500 | 4 bedrooms |
What it means: yearly household income before taxes must be at or under the figure for the household's size.
Source: the same listing.
- One to three peoplenothing fits under $65,418 a year.
- Four or five peoplenothing fits under $78,515.
- Six or seven peoplenothing fits under $90,720.
- Eight or nine peoplenothing fits under $101,212.
- Narrow windowsa three-bedroom fits three people only from $90,720 to $91,620. A four-bedroom fits four people only from $101,212 to $101,760.
- Assets$101,760, in the rent table.
What it means: the FAQ says minimum incomes exist "To ensure that households are not paying more than one third of their incomes in rent."
Source: VoucherMatch's comparison of the listing's minimum and maximum incomes; asset limit from the rent table.
Can You Use Section 8 or CityFHEPS at Joe BK Cluster?
Yes. Housing Connect accepts vouchers, and minimum income does not apply with one. Every rent here is under the 2026 CityFHEPS maximum for its size.
View the data table
| Apartment | Lottery rent | CityFHEPS maximum |
|---|---|---|
| 1 bedroom | $1,782 | $2,734 |
| 2 bedrooms | $2,123 | $2,997 |
| 3 bedrooms | $2,437 | $3,753 |
| 4 bedrooms | $2,701 | $4,077 |
What it means: rents are $874 to $1,376 under the maximum, by VoucherMatch's subtraction.
Source: Housing Connect listing for lottery 7576; DSS-8r, effective April 1, 2026, maximums "if all utilities are included in the lease."
The listing says: "Rent includes gas for heating. Tenants are responsible for electricity with an electric stove." So VoucherMatch takes off DSS-8r's "Electric with Cooking Range" allowance. The listing does not say how water is heated.
| Apartment | CityFHEPS maximum | Less the allowance | Lottery rent |
|---|---|---|---|
| 1 bedroom | $2,734 | $2,608 | $1,782 |
| 2 bedrooms | $2,997 | $2,830 | $2,123 |
| 3 bedrooms | $3,753 | $3,544 | $2,437 |
What it means: each rent stays $707 or more under the adjusted maximum. VoucherMatch did not have a checked four-bedroom allowance, so none is subtracted there.
Source: DSS-8r 2026 maximums and its "Electric with Cooking Range" allowance, $126 for one bedroom, $167 for two and $209 for three; subtraction by VoucherMatch.
- Housing Connect's rule"Minimum income requirements do not apply if you have a voucher or a rental subsidy. However, rent should be within maximum limits allowed by your voucher or rental assistance program."
- Proof"the marketing agent will contact you for proof of the subsidy and the amount of rent it covers."
- Project-based helpthe rent table marks no apartment as a project-based voucher unit.
- Agencies and guidessee the New York City Housing Authority page, CityFHEPS vs Section 8, Section 8 utility allowances in NYC and NYC Section 8 payment standards for 2026.
Are the Rents at Joe BK Cluster Below Market?
Yes, by HUD's figures. Every rent is below HUD's fiscal year 2027 rent for its size, by $497 to $869 a month.
View the data table
| Apartment | Lottery rent | HUD figure |
|---|---|---|
| 1 bedroom | $1,782 | $2,390 |
| 2 bedrooms | $2,123 | $2,620 |
| 3 bedrooms | $2,437 | $3,280 |
| 4 bedrooms | $2,701 | $3,570 |
What it means: HUD's figures include most utilities. Tenants here pay electricity, so the real gap is smaller.
Source: Housing Connect listing for lottery 7576; HUD's Small Area Fair Market Rents for fiscal year 2027, in effect since October 1, 2026. HUD gives the same figures for both ZIP codes, which PLUTO and the listing confirm.
How Joe BK Cluster Is Financed
Property records show seven mortgages dated May 13, 2021, on these two lots alone. Three are with CPC Funding SPE 1 LLC. Four are with the City of New York.
| Date | Document | Parties | Amount |
|---|---|---|---|
| Apr. 4, 2019 | Deed, 976 Tinton | Tinton 976 Realty LLC to BK Cluster HDFC | $8,329,904 |
| Apr. 4, 2019 | Deed, 941 Intervale | 941 Intervale Realty LLC to BK Cluster HDFC | $11,661,866 |
| May 13, 2021 | Three mortgages | CPC Funding SPE 1 LLC | $3,467,276, $4,648,524 and $16,355,028 |
| May 13, 2021 | Four mortgages | The City of New York | $19,991,770, $146,300, $115,941 and $535,805 |
| Dec. 10, 2025 | New loan papers | CPC Conversion SPV LLC | $615,885 and $1,805,306, with more |
What it means: the seven 2021 mortgages add up to $45,260,644, by VoucherMatch's addition. A 2019 City mortgage of $53,787,380 also covers six other lots, so it is not counted here.
Source: ACRIS. The borrowers on the 2021 mortgages are JOE BK Cluster LLC and BK Cluster HDFC.
Preferences, Building Features and Transit at Joe BK Cluster
The listing names no preference or set-aside. It lists an elevator and a smoke-free policy. Tenants pay for electricity.
- Listednone. The listing's preference and set-aside list is empty.
- The usual rulethe FAQ says federal law gives "preference to five percent (5%) of units" for a household member with a mobility disability. This listing does not show it.
- Whom to askthe Housing Connect hotline, 212-863-7990.
- Listed"Elevator," a building feature, and "Smoke-free." The listing does not say which building has the elevator.
- Utilities"Rent includes gas for heating." Tenants pay electricity, including the electric stove.
- Pets"No pets allowed. Service animals are an exception."
- Fees to applythe listing's field for deposits or application fees is set to no.
- Not statedlaundry, apartment sizes, bathrooms and what the commercial space at 941 Intervale holds.
| Station | Lines | From 976 Tinton | From 941 Intervale |
|---|---|---|---|
| Intervale Av | 2, 5 | 0.31 miles | 0.07 miles |
| Prospect Av | 2, 5 | 0.27 miles | 0.27 miles |
| Simpson St | 2, 5 | 0.49 miles | 0.29 miles |
| Hunts Point Av | 6 | 0.64 miles | 0.35 miles |
| Longwood Av | 6 | 0.60 miles | 0.36 miles |
What it means: the MTA marks Simpson St and Hunts Point Av as accessible and the other three as not.
Source: the MTA's station data; straight-line distances by VoucherMatch from the listing's map point for each building, so the walk is longer.
What Happens After the 976 Tinton and 941 Intervale Housing Connect Lottery
Applications were due August 5, 2026. On October 24, 2026, lottery 7576 was not among the 21 rentals in Housing Connect's open-lottery search, at the start or the end.
The City's lottery data, in a row updated September 7, 2026, lists the lottery's status as "Tenant Selection." No later status is published.
- 1Log numbers"Within a few weeks after the lottery application deadline, Housing Connect randomly assigns log numbers."
- 2Review"The developer reviews them in log number order (starting with those who meet preference categories) and contacts applicants."
- 3Documents"If your log number comes up, the developer will contact you to submit documents."
- 4Timing"You may hear about the status of your application within two to twelve months after the deadline."
What it means: this listing adds that "Eligible applicants will be placed on the list for future vacancies."
Source: step one from the Housing Connect FAQ; steps two to four from HPD's applying guide.
- ID for every adult. "drivers’ licenses, non-driver state ID cards, and IDNYC cards"
- Children under 18. "Birth certificates or other forms of documentation like a school letter"
- Income, address and assets. "pay stubs, tax returns, proof of address, and asset documentation"
- Rent history or credit. proof of 12 months of full rent, or a credit review
- Voucher. "proof of the subsidy and the amount of rent it covers"
Check before you payapplying through NYC Housing Connect is free. Its FAQ says "There is no fee to apply for housing using Housing Connect"; a marketing agent may charge a credit or background check fee of no more than $20 per household. No payment app, wire or gift card buys a place in a lottery, and no one should charge you to see or hold an apartment. Apply only at housingconnect.nyc.gov or by mail to the address in the official listing.
- Housing Connectno newer listing for these buildings was in the open-lottery search. New lotteries post at housingconnect.nyc.gov.
- This waiting listthe listing says it fills "6 current vacant units" and places eligible applicants "on the list for future vacancies." It does not say how long the list stays in use.
- Re-rentalsthe FAQ says vacant units "may be made available for applicants outside of Housing Connect."
- Paper formsthe listing's "Apply by Mail" address was 1355 Park Avenue, New York, NY 10029, with no name. The listing gave no return address or postmark rule.
What it means: as of October 24, 2026, VoucherMatch found no open application for these apartments.
Source: Housing Connect's open-lottery search and borough count (3 Bronx rentals); the listing; the FAQ.
What Is Known and Not Yet Known About Joe BK Cluster
Rents, incomes, the deadline and the tax program are published. The marketing agent's name is not.
- Not publisheda certificate of occupancy, a finish date for 941 Intervale, the marketing agent and how many apartments have been offered.
- Not explainedwhy the rent table lists 75 apartments while the text names 6 vacancies, and why HPD's income levels differ from the listing's.
- Current residentsthe listing gives no terms for people already living in the buildings.
- Whom to askthe Housing Connect hotline, 212-863-7990, "from 9am to 5pm on weekdays," or nychousingconnect@hpd.nyc.gov.
If You Need an Apartment Now
No application is open here. A household that needs to move has to look elsewhere.
- Open in the Bronx now: Housing Connect's search listed 1677 Eastburn Avenue, due October 29, 2026; 3180 Villa Avenue, due October 30, 2026; and One River Park, due November 6, 2026.
3 bedrooms, $3,500 a monthSouth Bronx, BronxAccepts CityFHEPS · HASA · NYCHA
3 bedrooms, $3,500 a monthMott Haven, BronxAccepts Section 8 (HCV) · CityFHEPS · HASA1 bedroom, $1,994 a monthBronxAccepts Section 8 (HCV) · NYCHA
Listed by landlords who say which vouchers they accept. These are separate from the lottery. See all Bronx listings
- Voucher in hand: browse Section 8 apartments in the Bronx or CityFHEPS apartments in the Bronx.
- No voucher yet: read how to get a housing voucher in NYC, or see low-income apartments in New York City.
Frequently Asked Questions
Was 976 Tinton Avenue on NYC Housing Connect?
Yes. Joe BK Cluster was lottery 7576 on NYC Housing Connect, covering 976 Tinton Avenue and 941 Intervale Avenue. Its rent table listed 75 apartments at 60% AMI, and its text called it a waiting list for 6 vacancies. Applications were due August 5, 2026. On October 24, 2026, it was not in the open-lottery search.
What is the rent at Joe BK Cluster?
Rents are $1,782 a month for a one-bedroom, $2,123 for a two-bedroom, $2,437 for a three-bedroom and $2,701 for a four-bedroom. All are at 60% AMI. The listing says rent includes gas for heating. Tenants pay electricity, including the electric stove. Pets are not allowed, except service animals.
How much do you have to earn for Joe BK Cluster?
Without a voucher, from $65,418 a year for a one-bedroom up to $142,500 for nine people in a four-bedroom. One person must earn $65,418 to $71,280. Four or five people need at least $78,515, and six or seven need $90,720. With a voucher, minimum income does not apply.
Does Joe BK Cluster take Section 8 or CityFHEPS?
Yes. Housing Connect accepts both, and minimum income does not apply with a voucher. Every rent is $874 to $1,376 under the 2026 CityFHEPS maximum for its size. After the electric allowance, the one- to three-bedroom rents stay $707 or more under. No apartment is marked as a project-based voucher unit.
What is a DHS cluster unit?
It is an apartment the City used as shelter. The Mayor's office said in 2018 that "New York City has used the cluster site program to provide shelter for homeless families." The City planned to help non-profits buy such buildings and make them "permanent affordable housing." The listing calls these "DHS Cluster units."
Is Joe BK Cluster new construction?
No. PLUTO dates 976 Tinton Avenue to 1915 and 941 Intervale Avenue to 1925. DOB records show renovation jobs that kept the same number of apartments. HPD's production data calls the project "Preservation." The City's lottery building data says "New Construction," which does not match the other records.
Are the rents at Joe BK Cluster below market?
Yes, by HUD's figures. Each rent is below HUD's fiscal year 2027 figure for ZIP codes 10456 and 10459: $608 under for a one-bedroom, $497 for a two-bedroom, $843 for a three-bedroom and $869 for a four-bedroom. HUD's figures include most utilities, and tenants here pay electricity.
Sources for this article (21)
- Housing Connect listing for lottery 7576 (housingconnect.nyc.gov)
- Housing Connect FAQ (housingconnect.nyc.gov)
- lottery data (data.cityofnewyork.us)
- lottery building data (data.cityofnewyork.us)
- Affordable Housing Production by Building (data.cityofnewyork.us)
- job filings (data.cityofnewyork.us)
- DOB NOW filings (data.cityofnewyork.us)
- DOB NOW (data.cityofnewyork.us)
- older (data.cityofnewyork.us)
- PLUTO (data.cityofnewyork.us)
- ACRIS (a836-acris.nyc.gov)
- address search (geosearch.planninglabs.nyc)
- December 12, 2017 (web.archive.org)
- December 4, 2018 (web.archive.org)
- Article XI page (nyc.gov)
- applying guide (nyc.gov)
- 2022 annual report (bkcianyc.org)
- DSS-8r (nyc.gov)
- Small Area Fair Market Rents (huduser.gov)
- station data (data.ny.gov)
- housingconnect.nyc.gov (housingconnect.nyc.gov)
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