171 recorded events, 1971–2026, from 14 city data systems. The city's paper trail here is mostly 89 ACRIS deeds & mortgages, 20 rodent inspections, 12 HPD housing 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 75% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 4.5. In ZIP 10024, 70% of residential buildings hold an A and 2% grade D or F. How grades work
Among 46,798 6-24-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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
2 service requests in the last three years. Most common: Lead (1) · Curb Condition (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1887) |
| Yes | Six or more residential units (11) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 118 OWNERS CORP |
| Head officer | FABIO SCODITTI |
| Managing agent | LEXITI REALTY |
| Last registered | 2025-10-03 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,505,000 | $677,250 |
| 2026 | $1,575,000 | $708,750 |
| 2027 | $1,722,000 | $774,900 |
The city's market estimate has risen 14% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $267,956 a year ($43.57 per sq ft), operating expenses $82,103 ($13.35 per sq ft), net operating income $185,853. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
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 | 81 St-Museum of Natural History — B C · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: none 79 St — 1 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Columbus Av / W 80 St — M7 M11 M79-SBS · 300 ft · Select Bus Service |
| Citi Bike | Amsterdam Ave & W 82 St · 750 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 009 Sarah Anderson. 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.
118 West 81 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 |
2 311 service requests from this address in the last three years.
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 LEXITI REALTY — 27 buildings, 332 units. Grades across the portfolio: A18 · B6 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 554 4 Avenue | BK | 40 | A |
| 451 Clinton Avenue | BK | 31 | A |
| 631 E 18 St | BK | 26 | A |
| 1492 Bedford Avenue | BK | 24 | A |
| 88 East 3 Street | MN | 22 | A |
| 1110 Caton Avenue | BK | 16 | B |
| 5 Stratford Road | BK | 16 | B |
| 52 3 Avenue | BK | 15 | A |
| 284 20 Street | BK | 14 | A |
| 118 West 81 Street | MN | 11 | A |
| 143 Meserole Street | BK | 10 | A |
| 35 West 87 Street | MN | 10 | A |
| 563 Carroll Street | BK | 9 | A |
| 647 Vanderbilt Avenue | BK | 9 | B |
| 706 Sackett Street | BK | 8 | A |
| 586 Pacific Street | BK | 8 | A |
| 119 East 60 Street | MN | 8 | A |
| 253 West 102 Street | MN | 8 | A |
| 664 Jefferson Avenue | BK | 7 | A |
| 115 East 60 Street | MN | 7 | C |
| 117 East 60 Street | MN | 7 | B |
| 60 Orchard Street | MN | 7 | A |
| 79 North 7 Street | BK | 6 | B |
| 444 West 23 Street | MN | 5 | C |
| 35 West 20 Street | MN | 4 | B |
| 730 Bergen Street | BK | 3 | C |
| 113 East 60 Street | MN | 1 | A |
Most recent mortgage recorded against this lot: $500,000 on 2020-12-04 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-08-28 | RPTT&RET $675,000 — from MCFEATTERS, SUSAN L to MCDONNELL, OWEN WINTURI | $675,000 | |
| 2026-08-20 | Sold for $675,000 | $675,000 | $61,364 |
| 2026-03-03 | RPTT&RET $635,000 — from MISCHKE-PETERSON, RACHEL; PETERSON, KIM D; PETERSON, RANDALL B to DAHL, NICHOLAS R; SEARY, KATE V | $635,000 | |
| 2026-03-02 | Sold for $635,000 | $635,000 | $57,727 |
| 2023-01-26 | RPTT&RET $575,000 — from J F RING 118 W. 81ST STREET LLC to PETERSON, RACHEL; PETERSON, KIM; PETERSON, RANDALL | $575,000 | |
| 2022-12-27 | Sold for $575,000 | $575,000 | $52,273 |
| 2021-11-01 | RPTT&RET $54,428 — from KAYSER, REILLY REYNS; FAVER LINHARES, DANIEL to FAVER LINHARES, DANIEL | $54,428 | |
| 2021-10-21 | Sold for $54,428 | $54,428 | $4,948 |
| 2021-08-30 | RPTT&RET $1,650,000 — from JF RING - 118 W. 81ST STREET, LLC to LANDI, LEONARD PAUL | $1,650,000 | |
| 2021-08-11 | Sold for $1,650,000 | $1,650,000 | $150,000 |
| 2021-05-21 | RPTT&RET $615,000 — from COTUGNO, JOHN; SHEMIN, ANITA to BARRETT, ALEXANDER; NGUI, MICHAEL | $615,000 | |
| 2021-04-30 | Sold for $615,000 | $615,000 | $55,909 |
| 2021-01-28 | RPTT&RET $545,000 — from PRIESTLEY, OWEN to KAYSER, REILLY REYNS; LINHARES, DANIEL FAVER | $545,000 | |
| 2020-12-31 | Sold for $545,000 | $545,000 | $49,545 |
| 2020-12-04 | Mortgage $500,000 — from 118 WEST 81ST OWNERS CORP to NATIONAL CONSUMER COOPERATIVE BANK | $500,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 1 | 3 |
| 2018 | 0 | 2 | 0 | 3 | 5 |
| 2019 | 1 | 2 | 0 | 2 | 5 |
| 2020 | 0 | 1 | 5 | 1 | 7 |
| 2021 | 0 | 3 | 7 | 1 | 11 |
| 2022 | 0 | 2 | 1 | 2 | 5 |
| 2023 | 3 | 2 | 1 | 2 | 8 |
| 2024 | 0 | 4 | 0 | 2 | 6 |
| 2025 | 0 | 2 | 0 | 3 | 5 |
| 2026 | 0 | 2 | 4 | 2 | 8 |
Every one of the 171 recorded events, 1971–2026, 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