1,507 recorded events, 1987–2026, from 19 city data systems. The city's paper trail here is mostly 1,168 ACRIS deeds & mortgages, 130 311 service requests, 36 DOB permits.
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 94% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 0.4. In ZIP 10024, 70% of residential buildings hold an A and 2% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2023-06-27. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
36 service requests in the last three years. Most common: For Hire Vehicle Complaint (8) · Unleashed Dog (5) · Noise (5) · Dirty Condition (3) · Panhandling (3) · Homeless Person Assistance (3).
$546,725 in permitted construction work filed since 2016 (11 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 (1986) |
| Yes | Six or more residential units (47) |
| 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) | Packard Condominium |
| Head officer | Izak Feldgreber |
| Managing agent | REM Residential |
| Last registered | 2026-02-18 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $139,563 | $62,803 |
| 2026 | $193,674 | $87,153 |
| 2027 | $201,582 | $90,712 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,675,044 a year ($60.69 per sq ft), operating expenses $670,128 ($24.28 per sq ft), net operating income $1,004,916. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 7/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Dunkin | Donuts | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 1 with mice evidence · See them on the Mice Map
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.
2 street-flooding or sewer-backup complaints at this address since 2011 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 86 St — 1 · 450 ft straight-line (about a 2-minute walk) · station accessibility: none 86 St — B C · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: W 86 St / Amsterdam Av — M86-SBS · 150 ft · Select Bus Service |
| Citi Bike | W 87 St & Amsterdam Ave · 400 ft · station location as of 2026-09-23; live availability |
| Bike facility | Protected bike path mapped within 75 ft |
| School zones (2024–25 map) | Elementary: P.S. 166 The Richard Rodgers School of The Arts and Technology. 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.
176 West 86 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
36 311 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 REM RESIDENTIAL — 138 buildings, 2,863 units. Grades across the portfolio: A66 · B32 · C23 · D15 · F2. See the whole portfolio
showing 60 of 138 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-01-13 | Deed $637,000 — from RYBB, LLC to BILIK, FRANCO | $637,000 | |
| 2026-01-12 | Sold for $637,000 | $637,000 | $13,553 |
| 2025-05-27 | Deed $800,000 — from APPELBAUM, PAUL S; APPELBAUM, DIANA K to ARRYJ LLC | $800,000 | |
| 2025-05-22 | Sold for $800,000 | $800,000 | $17,021 |
| 2023-10-02 | Deed $635,000 — from COLLINS (TRUSTEE), SANDRA; THE S. BROWER LIVING TRUST DATED NOVEMBE to RYBB LLC | $635,000 | |
| 2023-09-23 | Sold for $635,000 | $635,000 | $13,511 |
| 2023-06-13 | Deed $1,200,000 — from ZISMAN, JILL to JOLLES LIVING TRUST; SONDRA JOLLES, TRUSTEE | $1,200,000 | |
| 2023-06-01 | Sold for $1,200,000 | $1,200,000 | $25,532 |
| 2022-11-09 | Agreement $560,000 — from BUCKLEY, GRACE to MERS AS NOMINEE FOR LOANDEPOT.COM, LLC | $560,000 | |
| 2022-05-06 | Mortgage $765,000 — from SHUM, MONICA to WELLS FARGO BANK, N.A. | $765,000 | |
| 2022-05-06 | Deed $850,000 — from BACON, CHELSEA to SHUM, MONICA | $850,000 | |
| 2022-04-25 | Sold for $850,000 | $850,000 | $18,085 |
| 2022-03-30 | Mortgage $831,965 — from SOARES, JOANA to CITIZENS BANK, N.A. | $831,965 | |
| 2022-03-30 | Deed $1,188,522 — from JOHNSON, LESLIE D to SOARES, JOANA | $1,188,522 | |
| 2022-03-24 | Sold for $1,188,522 | $1,188,522 | $25,288 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 0 | 2 | 11 | 7 | 25 |
| 2018 | 0 | 3 | 3 | 5 | 5 | 16 |
| 2019 | 3 | 0 | 16 | 13 | 8 | 40 |
| 2020 | 0 | 0 | 16 | 3 | 4 | 23 |
| 2021 | 1 | 0 | 8 | 33 | 4 | 46 |
| 2022 | 1 | 0 | 13 | 27 | 6 | 47 |
| 2023 | 3 | 1 | 23 | 10 | 6 | 43 |
| 2024 | 1 | 2 | 19 | 9 | 5 | 36 |
| 2025 | 3 | 0 | 10 | 6 | 6 | 25 |
| 2026 | 6 | 2 | 11 | 5 | 4 | 28 |
Every one of the 1,507 recorded events, 1987–2026, 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