527 recorded events, 1970–2026, from 16 city data systems. The city's paper trail here is mostly 190 311 service requests, 128 HPD complaints, 90 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 63% 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 46.6. 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 | 4 total — 2 class C (immediately hazardous), 1 class B, 1 class A. Oldest open since 2019-11-27. |
status snapshot refreshed weekly from HPD records
16 heat or hot-water complaints in the last three years (winter 2024–25: 16).
No bedbug-infested units reported in the last three years of filings.
51 service requests in the last three years. Most common: Noise (12) · UNSANITARY CONDITION (9) · HEAT/HOT WATER (8) · Missed Collection (4) · GENERAL (3) · DOOR/WINDOW (3).
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 (1920) |
| Yes | Six or more residential units (28) |
| 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) | A BETTER PLACE HDFC |
| Head officer | JOHN MCDONALD |
| Managing agent | LANGSAM PROP. SER. CORP. |
| Last registered | 2025-10-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,445,000 | $1,100,250 |
| 2026 | $2,481,000 | $1,116,450 |
| 2027 | $2,542,000 | $1,143,900 |
The city's market estimate has risen 4% between tax years 2025 and 2027.
Tax exemptions on the roll: 420C
| 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 | 86 St — Q · 100 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 · 250 ft · Select Bus Service |
| Citi Bike | E 88 St & 1 Ave · 500 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.
331 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 |
| Anything else | Anything else |
51 311 service requests from this address in the last three years — 8 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 LANGSAM PROPERTY SERVICES CORP — 215 buildings, 8,744 units. Grades across the portfolio: A42 · B80 · C57 · D26 · F9. See the whole portfolio
showing 60 of 215 buildings
Most recent mortgage recorded against this lot: $1,722,277 on 1994-05-04 (lender: NYC Hpd). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 1994-05-04 | Mortgage $1,722,277 — from BETTER PLACE HOUSINGDEVELOPMENT FUND COR to NYC HPD | $1,722,277 | |
| 1992-06-05 | Mortgage $142,075 — from BETTER PLACE HOUSINGETC to CITY OF NEW YORK HPD | $142,075 | |
| 1991-02-28 | Mortgage $200,000 — from EAST 86TH ST RLTY CORP. to BRUSCO, LOUIS E.; BRUSCO, JOHN F. | $200,000 | |
| 1990-09-24 | Mortgage $250,000 — from EAST 86TH ST RLTY CORP to J R & J HOLDING CO | $250,000 | |
| 1985-04-26 | Mortgage $145,000 — from EAST 86TH ST. RLTY CORP. to SUTTON EAST ASSOC. 86 | $145,000 |
| Year | Enforcement | Housing & tenants | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 0 | 27 | 1 | 28 |
| 2018 | 0 | 21 | 1 | 22 |
| 2019 | 1 | 29 | 3 | 33 |
| 2020 | 1 | 11 | 1 | 13 |
| 2021 | 3 | 51 | 1 | 55 |
| 2022 | 3 | 97 | 3 | 103 |
| 2023 | 2 | 50 | 5 | 57 |
| 2024 | 2 | 36 | 3 | 41 |
| 2025 | 3 | 58 | 3 | 64 |
| 2026 | 0 | 2 | 1 | 3 |
Every one of the 527 recorded events, 1970–2026, 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