735 recorded events, 1900–2026, from 18 city data systems. The city's paper trail here is mostly 314 311 service requests, 161 HPD complaints, 50 DOB violations.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 74% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 1. In ZIP 10024, 70% of residential buildings hold an A and 2% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
6 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 4). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
70 service requests in the last three years. Most common: APPLIANCE (11) · Noise (11) · Illegal Parking (8) · Street Condition (8) · For Hire Vehicle Complaint (6) · Vendor Enforcement (4).
$5,347,315 in permitted construction work filed since 2016 (9 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (1983) |
| Yes | Six or more residential units (169) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | PHELPS HOUSE ASSOCIATES LP |
| Head officer | RODERICK L JONES |
| Managing agent | GRENADIER REALTY MANAGEMENT |
| Last registered | 2025-09-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $30,587,000 | $13,764,150 |
| 2026 | $30,723,000 | $13,825,350 |
| 2027 | $32,940,000 | $14,823,000 |
The city's market estimate has risen 8% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
| Energy grade (LL33) | D — ENERGY STAR score 38/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 86 St — B C · 750 ft straight-line (about a 4-minute walk) · station accessibility: none 86 St — 1 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Columbus Av / W 89 St — M7 M11 · 150 ft |
| Citi Bike | W 89 St & Columbus Ave · 100 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 084 Lillian Weber. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
69 West 88 Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
70 311 service requests from this address in the last three years — 3 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by GRENADIER REALTY MANAGEMENT — 61 buildings, 6,171 units. Grades across the portfolio: A15 · B27 · C13 · D2 · F1. See the whole portfolio
showing 60 of 61 buildings
Most recent mortgage recorded against this lot: $6,569,500 on 2019-12-31 (lender: New York City Housing Development). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2019-12-31 | Mortgage $6,569,500 — from PHELPS HOUSE ASSOCIATES, L.P.; PHELPS HOUSE HOUSING DEVELOPMENT to NEW YORK CITY HOUSING DEVELOPMENT | $6,569,500 | |
| 2019-12-31 | Mortgage $59,125,500 — from PHELPS HOUSE HOUSING DEVELOPMENT; PHELPS HOUSE ASSOCIATES, L.P. to FEDERAL HOME LOAN MORTGAGE CORPORATION | $59,125,500 | |
| 2019-12-31 | Mortgage $59,125,500 — from PHELPS HOUSE ASSOCIATES, L.P.; PHELPS HOUSE HOUSING DEVELOPMENT to NEW YORK CITY HOUSING DEVELOPMENT | $59,125,500 | |
| 2019-12-20 | RPTT&RET $18,010,113 — from MMA PHELPS HOUSE, LLC; BFIM SPECIAL LIMITED PARTNER, INC. to 595 COLUMBUS AVENUE LLC | $18,010,113 | |
| 2009-08-14 | RPTT $55,483,869 — from HSBC BANK USA, NATIONAL ASSOCIATION to HSBC COLUMBIA FUNDING, LLC | $55,483,869 | |
| 2009-08-14 | RPTT $163,371,467 — from HOUSEHOLD FINANCE CORPORATION III; HSBC MORTGAGE CORPORATION (USA) to HOUSING (USA) LLP | $163,371,467 | |
| 2009-08-14 | RPTT $18,503,334 — from HSBC BANK USA, NATIONAL ASSOCIATION to HOUSING (USA) LLP | $18,503,334 | |
| 2005-01-25 | Mortgage $3,400,000 — from PHELPS HOUSE ASSOCIATES, LP; PHELPS HOUSE HOUSING DEVELOPMENT FUND CO to JP MORGAN CHASE BANK,NA | $3,400,000 | |
| 2005-01-25 | Mortgage $3,497,849 — from PHELPS HOUSE ASSOCIATES, LP; PHELPS HOUSE HOUSING DEVELOPMENT FUND CO to NEW YORK CITY HOUSING DEVELOPMENT CORP | $3,497,849 | |
| 2005-01-25 | Mortgage $9,147,151 — from PHELPS HOUSE ASSOCIATES, LP; PHELPS HOUSE HOUSING DEVELOPMENT FUND CO to NEW YORK CITY HOUSING DEVELOPMENT CORP | $9,147,151 | |
| 2005-01-25 | Deed $12,629,362 — from GODDARD-RIVERSIDE HDFC, INC. to PHELPS HOUSE HOUSING DEVELOPMENT FUND CO | $12,629,362 | |
| 1982-01-25 | Mortgage $10,217,700 — from GODDARD-RIV/HSNG/DEV/FD to UNITED STATES/AMER HUD | $10,217,700 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 31 | 0 | 4 | 37 |
| 2018 | 8 | 6 | 34 | 0 | 3 | 51 |
| 2019 | 11 | 4 | 36 | 12 | 4 | 67 |
| 2020 | 5 | 1 | 22 | 0 | 2 | 30 |
| 2021 | 1 | 5 | 21 | 0 | 2 | 29 |
| 2022 | 0 | 0 | 39 | 0 | 3 | 42 |
| 2023 | 0 | 1 | 29 | 0 | 6 | 36 |
| 2024 | 2 | 1 | 31 | 0 | 3 | 37 |
| 2025 | 0 | 1 | 25 | 0 | 6 | 32 |
| 2026 | 0 | 0 | 18 | 0 | 2 | 20 |
Every one of the 735 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10024 · Landlord rankings · How grades work · The map · The Mice Map