1,548 recorded events, 1987–2026, from 20 city data systems. The city's paper trail here is mostly 933 ACRIS deeds & mortgages, 145 311 service requests, 112 HPD complaints.
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 62% 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 11.6. In ZIP 10128, 84% of residential buildings hold an A and 1% 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 | 23 total — 4 class C (immediately hazardous), 11 class B, 8 class A. Oldest open since 1993-06-04. |
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.
38 service requests in the last three years. Most common: Noise (7) · UNSANITARY CONDITION (6) · PAINT/PLASTER (5) · WATER LEAK (3) · SAFETY (2) · PLUMBING (2).
$1,834,500 in permitted construction work filed since 2016 (13 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 (1929) |
| Yes | Six or more residential units (58) |
| 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) | THE 111 CONDOMINIUM C/O J&C MANAGEMENT CORP. |
| Head officer | SANFORD ROSENBERG |
| Managing agent | J&C LAMB MANAGEMENT CORP. |
| Last registered | 2025-05-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $199,087 | $89,589 |
| 2026 | $0 | $0 |
| 2027 | $172,157 | $77,471 |
The city's market estimate has fallen 14% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $3,320,789 a year ($46.21 per sq ft), operating expenses $1,079,382 ($15.02 per sq ft), net operating income $2,241,407. 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 42/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NO4FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (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 — 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 · 200 ft |
| Citi Bike | E 88 St & Park Ave · 250 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.
111 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 |
38 311 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 J&C LAMB MANAGEMENT CORP. — 18 buildings, 1,062 units. Grades across the portfolio: A16 · B2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 330 East 75 Street | MN | 197 | A |
| 773 Lexington Avenue | MN | 131 | A |
| 333 East 55 Street | MN | 114 | A |
| 1009 Madison Avenue | MN | 111 | A |
| 1420 York Avenue | MN | 95 | A |
| 60 West 13 Street | MN | 70 | A |
| 179 East 79 Street | MN | 59 | A |
| 111 East 88 Street | MN | 58 | A |
| 140 West 22 Street | MN | 51 | A |
| 425 East 78 Street | MN | 35 | B |
| 27 West 55 Street | MN | 34 | A |
| 224 West 18 Street | MN | 31 | A |
| 23 Park Avenue | MN | 22 | A |
| 24 Gramercy Park South | MN | 19 | A |
| 134 Duane Street | MN | 16 | A |
| 11 East 79 Street | MN | 7 | A |
| 64 East 11 Street | MN | 6 | A |
| 128 East 7 Street | MN | 6 | B |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-04-25 | Deed $2,450,000 — from ARCADIA I LLC to LEE, THOMAS SANG YOON; CHUNG, MICHELLE S | $2,450,000 | |
| 2024-04-25 | Agreement $1,837,500 — from CHUNG, MICHELLE S; LEE, THOMAS SANG YOON to CITIBANK, N.A. | $1,837,500 | |
| 2024-04-25 | Mortgage $237,500 — from CHUNG, MICHELLE S; LEE, THOMAS SANG YOON to CITIBANK, N.A. | $237,500 | |
| 2024-04-10 | Sold for $2,450,000 | $2,450,000 | $42,241 |
| 2023-08-23 | Mortgage $350,000 — from ROSENBERG, JENNIFER; ROSENBERG, SANFORD to CITIZENS BANK NA | $350,000 | |
| 2023-08-22 | Mortgage $2,665,000 — from MILLEL LLC to JPMORGAN CHASE BANK NA | $2,665,000 | |
| 2023-08-22 | Deed $2,665,000 — from CONWAY, JOHN; CONWAY, SHANNON DENNIS to MILLEL LLC | $2,665,000 | |
| 2023-08-10 | Sold for $2,665,000 | $2,665,000 | $45,948 |
| 2022-03-15 | Mortgage $1,440,000 — from BI 111 EAST 88TH STREET 8EF LLC to CITIBANK, N.A.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $1,440,000 | |
| 2022-03-15 | Mortgage $1,440,000 — from BI 111 EAST 88TH STREET 8EF LLC to CITIBANK, N.A.; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $1,440,000 | |
| 2021-04-19 | Deed $720,000 — from FRIEDMAN, MICHAEL I; FRIEDMAN, ILANA to LEVY CHOMER, SALOMON EDGAR | $720,000 | |
| 2021-03-15 | Sold for $720,000 | $720,000 | $12,414 |
| 2020-04-13 | Mortgage $400,000 — from PAIK, JINA; HONG, ANDY to MERS | $400,000 | |
| 2020-04-13 | Deed $2,275,000 — from NEPOE, OLGA to PAIK, JINA; HONG, ANDY | $2,275,000 | |
| 2020-04-03 | Sold for $2,275,000 | $2,275,000 | $39,224 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 1 | 13 | 20 | 0 | 4 | 38 |
| 2018 | 0 | 6 | 39 | 23 | 2 | 70 |
| 2019 | 9 | 8 | 23 | 8 | 5 | 53 |
| 2020 | 1 | 3 | 6 | 10 | 1 | 21 |
| 2021 | 2 | 3 | 6 | 6 | 2 | 19 |
| 2022 | 5 | 2 | 3 | 6 | 3 | 19 |
| 2023 | 1 | 2 | 3 | 6 | 3 | 15 |
| 2024 | 6 | 3 | 10 | 8 | 3 | 30 |
| 2025 | 16 | 1 | 28 | 0 | 2 | 47 |
| 2026 | 4 | 0 | 46 | 0 | 2 | 52 |
Every one of the 1,548 recorded events, 1987–2026, 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