343 recorded events, 1990–2026, from 16 city data systems. The city's paper trail here is mostly 93 HPD complaints, 67 311 service requests, 55 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 81% 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 89.9. 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
| Open HPD violations | 12 total — 3 class C (immediately hazardous), 7 class B, 2 class A. Oldest open since 2001-10-30. |
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.
$45,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
9 service requests in the last three years. Most common: WATER LEAK (2) · PAINT/PLASTER (2) · UNSANITARY CONDITION (2) · Special Projects Inspection Team (SPIT) (1) · Rodent (1) · Residential Disposal Complaint (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 (1897) |
| Yes | Six or more residential units (9) |
| 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) | BOCEAN LLC |
| Head officer | OFIR BADASH |
| Managing agent | EXL MANAGEMENT LLC |
| Last registered | 2025-08-21 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,800,000 | $1,260,000 |
| 2026 | $3,360,000 | $1,512,000 |
| 2027 | $3,885,000 | $1,748,250 |
The city's market estimate has risen 39% between tax years 2025 and 2027.
| 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 | 96 St — 1 2 3 · 750 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Broadway / W 92 St — M104 · 300 ft |
| Citi Bike | W 92 St & Broadway · 400 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.
268 West 91 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 |
9 311 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 EXL MANAGEMENT LLC — 22 buildings, 151 units. Grades across the portfolio: B9 · C7 · D6. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 215 West 109 Street | MN | 25 | C |
| 638 West End Avenue | MN | 13 | C |
| 2 West 16 Street | MN | 13 | B |
| 142 West 87 Street | MN | 10 | C |
| 268 West 91 Street | MN | 9 | B |
| 1412 Madison Avenue | MN | 8 | B |
| 1410 Madison Avenue | MN | 8 | B |
| 122 East 91 Street | MN | 8 | C |
| 23 Adelphi Street | BK | 8 | B |
| 152 Macon Street | BK | 7 | B |
| 19-28 Linden Street | QN | 6 | B |
| 1656 DeKalb Avenue | BK | 6 | D |
| 106 East 31 Street | MN | 5 | B |
| 2473 Hughes Avenue | BX | 4 | D |
| 95 Grand Street | MN | 4 | C |
| 1194 Greene Avenue | BK | 3 | C |
| 108 East 31 Street | MN | 3 | B |
| 500 Broome Street | MN | 3 | C |
| 5611 Catalpa Avenue | QN | 2 | D |
| 132 Macon Street | BK | 2 | D |
| 1219 Atlantic Avenue | BK | 2 | D |
| 152 George Street | BK | 2 | D |
Most recent mortgage recorded against this lot: $2,060,000 on 2021-12-15 (lender: Emg Transfer Agent LLC). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-04-07 | AL&R $1,920,000 — from BOCEAN LLC to SPENCER SAVINGS BANK SLA | $1,920,000 | |
| 2023-04-07 | Agreement $1,920,000 — from BOCEAN LLC to SPENCER SAVINGS BANK SLA | $1,920,000 | |
| 2021-12-15 | Deed $2,750,000 — from 268 WEST 91ST STREET CORP. to BOCEAN LLC | $2,750,000 | |
| 2021-12-15 | AL&R $2,060,000 — from BOCEAN LLC to EMG TRANSFER AGENT LLC | $2,060,000 | |
| 2021-12-15 | Mortgage $2,060,000 — from BOCEAN LLC to EMG TRANSFER AGENT LLC | $2,060,000 | |
| 2021-12-01 | Sold for $2,750,000 | $2,750,000 | $305,556 |
| 2017-03-29 | AL&R $1,500,000 — from 268V WEST 91ST STREET CORP. to EMIGRANT FUNDING CORPORATION | $1,500,000 | |
| 2017-03-29 | Mortgage $541,343 — from 268 WEST 91ST STREET CORP. to EMIGRANT FUNDING CORPORATION | $541,343 | |
| 2017-03-29 | Agreement $1,500,000 — from 268 WEST 91ST STREET CORP. to EMIGRANT FUNDING CORPORATION | $1,500,000 | |
| 2012-01-25 | Mortgage $307,310 — from 268 WEST 91ST STREET CORP to CAPITAL ONE,NATIONAL ASOCIATION | $307,310 | |
| 2012-01-25 | Agreement $1,050,000 — from 268 WEST 91ST STREET CORP to CAPITAL ONE,NATIONAL ASOCIATION | $1,050,000 | |
| 2012-01-25 | AL&R $1,050,000 — from 268 WEST 91ST STREET CORP to CAPITAL ONE,NATIONAL ASOCIATION | $1,050,000 | |
| 2006-08-22 | AL&R $800,000 — from LIBERTYPOINTE BANK to 268 WEST 91ST STREET CORP. | $800,000 | |
| 2006-08-14 | Mortgage $800,000 — from 268 WEST 91ST STREET CORP to LIBERTYPOINTE BANK | $800,000 | |
| 2005-04-18 | Mortgage $150,000 — from 268 WEST 91ST STREET CORP; 2142 FREDERICK DOUGLASS BLVD CORP; 638 WEST END AVENUE CORP to CITY & SUBURBAN FEDERAL SAVINGS BANK | $150,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 2 | 5 | 1 | 9 |
| 2018 | 0 | 2 | 0 | 10 | 12 |
| 2019 | 0 | 6 | 0 | 2 | 8 |
| 2020 | 0 | 0 | 0 | 3 | 3 |
| 2021 | 2 | 9 | 4 | 2 | 17 |
| 2022 | 1 | 47 | 2 | 4 | 54 |
| 2023 | 1 | 21 | 3 | 4 | 29 |
| 2024 | 0 | 2 | 0 | 3 | 5 |
| 2025 | 6 | 6 | 0 | 13 | 25 |
| 2026 | 0 | 0 | 0 | 12 | 12 |
Every one of the 343 recorded events, 1990–2026, is laid out year by year in the full report (print-ready).
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