167 recorded events, 1968–2026, from 11 city data systems. The city's paper trail here is mostly 67 ACRIS deeds & mortgages, 22 rodent inspections, 21 311 service requests.
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 71% 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 5.7. In ZIP 10128, 84% of residential buildings hold an A and 1% 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.
3 service requests in the last three years. Most common: Noise (1) · Rodent (1) · Curb Condition (1).
$359,200 in permitted construction work filed since 2016 (7 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.
| Yes | Built before 1974 (1937) |
| Yes | Six or more residential units (15) |
| 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) | 121 EAST 88TH STREET APARTMENTS |
| Head officer | Daniel Bondarsky |
| Managing agent | All Area Realty |
| Last registered | 2025-09-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,747,000 | $1,236,150 |
| 2026 | $3,264,000 | $1,468,800 |
| 2027 | $3,627,000 | $1,632,150 |
The city's market estimate has risen 32% 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 $485,636 a year ($48.25 per sq ft), operating expenses $144,433 ($14.35 per sq ft), net operating income $341,204. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
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 — 4 5 6 · 550 ft straight-line (about a 3-minute walk) · station accessibility: partial (Uptown local only) 86 St — Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Lexington Av / E 89 St — M101 M102 M103 · 150 ft |
| Citi Bike | E 88 St & Park Ave · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 198 Isidor E. Ida Straus Middle: J.H.S. 167 Robert F. Wagner. 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.
121 East 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 |
3 311 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 ALL AREA REALTY SERVICES — 83 buildings, 4,655 units. Grades across the portfolio: A69 · B11 · C2. See the whole portfolio
showing 60 of 83 buildings
Most recent mortgage recorded against this lot: $227,952 on 2023-08-01 (lender: Flagstar Bank, N.A.,), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-08-01 | Mortgage $227,953 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A., | $227,953 | |
| 2023-08-01 | Agreement $1,000,000 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A., | $1,000,000 | |
| 2022-12-30 | RPTT&RET $302,000 — from TONG, COREY to SMITH, JUSTIN | $302,000 | |
| 2022-12-13 | Sold for $302,000 | $302,000 | $20,133 |
| 2022-11-28 | RPTT&RET $350,000 — from CHANG, JULIE to WHEELER, KELSEY | $350,000 | |
| 2022-11-08 | Sold for $350,000 | $350,000 | $23,333 |
| 2022-08-01 | RPTT&RET $325,000 — from ROTHMAN-HICKS, ZACHARY to ROTHMAN-HICKS, BRENDAN; ROTHMAN-HICKS, ANNE | $325,000 | |
| 2022-07-15 | Sold for $325,000 | $325,000 | $21,667 |
| 2021-03-17 | RPTT&RET $467,500 — from HAYES, CHRISTOPHER L to VARGAS, CARLOS M; VARGAS, ANDREA L | $467,500 | |
| 2021-02-05 | Sold for $467,500 | $467,500 | $31,167 |
| 2017-03-28 | RPTT&RET $580,000 — from LAUT, JESSICA L to GRGURIC, CYNTHIA | $580,000 | |
| 2017-03-20 | Sold for $580,000 | $580,000 | $38,667 |
| 2016-01-28 | RPTT&RET $389,000 — from HARWIN, STEVEN F to SHEIKH, KASHIF | $389,000 | |
| 2016-01-12 | Sold for $389,000 | $389,000 | $25,933 |
| 2015-09-01 | RPTT&RET $504,738 — from AVAL COMPANY, LLC to HAYES, CHRISTOPHER L | $504,738 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 3 | 2 | 1 | 6 |
| 2018 | 0 | 1 | 4 | 0 | 1 | 6 |
| 2019 | 0 | 0 | 0 | 0 | 2 | 2 |
| 2020 | 0 | 0 | 3 | 0 | 0 | 3 |
| 2021 | 0 | 0 | 1 | 2 | 1 | 4 |
| 2022 | 0 | 0 | 3 | 6 | 6 | 15 |
| 2023 | 0 | 0 | 2 | 2 | 1 | 5 |
| 2024 | 7 | 0 | 4 | 0 | 2 | 13 |
| 2025 | 0 | 0 | 3 | 0 | 1 | 4 |
| 2026 | 6 | 0 | 0 | 0 | 1 | 7 |
Every one of the 167 recorded events, 1968–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10128 · Landlord rankings · How grades work · The map · The Mice Map