865 recorded events, 1988–2026, from 17 city data systems. The city's paper trail here is mostly 521 311 service requests, 157 ACRIS deeds & mortgages, 44 DOB 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 83% 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 2.2. In ZIP 10028, 79% of residential buildings hold an A and 3% 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 2017-12-30. |
status snapshot refreshed weekly from HPD records
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
53 service requests in the last three years. Most common: Noise (29) · Outdoor Dining (7) · Food Establishment (3) · Rodent (2) · Illegal Parking (2) · Curb Condition (1).
$513,686 in permitted construction work filed since 2016 (5 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 (1925) |
| Yes | Six or more residential units (27) |
| 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) | 320 EAST 86TH STREET REALTY CORP. |
| Head officer | GIOIA AMBRETTE |
| Managing agent | MAJESTIC PROPERTY MGMT CORP. |
| Last registered | 2025-08-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,105,000 | $1,397,250 |
| 2026 | $3,179,000 | $1,430,550 |
| 2027 | $3,253,000 | $1,463,850 |
The city's market estimate has risen 5% 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 $924,756 a year ($56.56 per sq ft), operating expenses $360,681 ($22.06 per sq ft), net operating income $564,075. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| City Swiggers | American | A | — |
| Maz Mezcal | Mexican | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
2 restaurants · 1 with mice evidence · See them on the Mice Map
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick), shared by 2 restaurants
3 Food Establishment complaints to 311 at this address in the last three years (most often: Pet/Animal), shared by 2 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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 — Q · 150 ft straight-line (about a 1-minute walk) · station accessibility: full 86 St — 4 5 6 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: partial (Uptown local only) |
| Bus | Nearest boarding stop: E 86 St / 2 Av — M86-SBS · 150 ft · Select Bus Service |
| Citi Bike | E 84 St & 1 Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Yorkville Community School 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.
320 East 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 |
53 311 service requests from this address in the last three years — 1 of them about heat or hot water.
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 MAJESTIC PROPERTY MGMT CORP. — 4 buildings, 266 units. Grades across the portfolio: A3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 105 3 Avenue | MN | 155 | A |
| 120 Bennett Avenue | MN | 84 | A |
| 320 East 86 Street | MN | 27 | A |
| 1014360001 | — | — |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-06-09 | RPTT&RET $555,000 — from BENNETT, BARBARA N; AMBRETTE, GIOIA P to LIU, DIXI; XU, CHENCHENG | $555,000 | |
| 2026-05-21 | Sold for $555,000 | $555,000 | $20,556 |
| 2025-11-14 | Agreement $2,336,106 — from IGI E86 LLC to VALLEY NATIONAL BANK | $2,336,106 | |
| 2025-07-11 | RPTT&RET $700,000 — from PLUMITALLO-MARKU, GENNA; MARKU, DRINI to DA COSTA CIRNE FILHO, WALFREDO; CAVALCANTI CIRNE, EDJOZANE CAMPOS; CAMPOS CIRNE, HELENA | $700,000 | |
| 2025-07-02 | Sold for $700,000 | $700,000 | $25,926 |
| 2025-07-02 | Sold for $700,000 | $700,000 | $25,926 |
| 2023-08-28 | RPTT&RET $715,000 — from THE JINA GUIRGUIS-ALLEN REVOCABLE TRUST to SHAMSIAN, REBECCA; SHAMSIAN, JACOB | $715,000 | |
| 2023-08-07 | Sold for $715,000 | $715,000 | $26,481 |
| 2023-07-13 | RPTT&RET $835,000 — from 320 EAST 86TH STREET ASSOCIATES LLC to CHESTER, BENJAMIN; GREENBERG, CYBELE | $835,000 | |
| 2023-07-06 | Sold for $835,000 | $835,000 | $30,926 |
| 2022-08-30 | RPTT&RET $789,000 — from 320 EAST 86TH STREET ASSOCIATES LLC to JOSEPH, SCOTT BENJAMIN; HAN, MENG X | $789,000 | |
| 2022-08-15 | Sold for $789,000 | $789,000 | $29,222 |
| 2022-01-11 | RPTT&RET $580,000 — from WHALEN, ALEXANDRA KELLY to KOLLAR, KEVIN | $580,000 | |
| 2021-12-22 | Sold for $580,000 | $580,000 | $21,481 |
| 2021-09-30 | RPTT&RET $470,000 — from STERNBACH, JONI to DESAI, SAJNI; DESAI, NILABEN | $470,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 97 | 6 | 1 | 105 |
| 2018 | 3 | 1 | 91 | 19 | 2 | 116 |
| 2019 | 0 | 1 | 20 | 24 | 4 | 49 |
| 2020 | 0 | 2 | 31 | 0 | 1 | 34 |
| 2021 | 0 | 2 | 41 | 5 | 0 | 48 |
| 2022 | 0 | 1 | 32 | 6 | 4 | 43 |
| 2023 | 0 | 6 | 12 | 4 | 11 | 33 |
| 2024 | 0 | 1 | 12 | 4 | 8 | 25 |
| 2025 | 0 | 1 | 18 | 6 | 3 | 28 |
| 2026 | 7 | 0 | 23 | 2 | 2 | 34 |
Every one of the 865 recorded events, 1988–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10028 · Landlord rankings · How grades work · The map · The Mice Map