311 recorded events, 1980–2026, from 17 city data systems. The city's paper trail here is mostly 79 ACRIS deeds & mortgages, 48 DOB permits, 47 311 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 100% 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 0. 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
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.
5 service requests in the last three years. Most common: Illegal Parking (3) · Missed Collection (1) · Dead Animal (1).
$1,331,260 in permitted construction work filed since 2016 (10 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 (1901) |
| Yes | Six or more residential units (35) |
| 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) | 407-413 OWNERS CORP |
| Head officer | AVIS BERMAN |
| Managing agent | VERITAS PROPERTY MANAGEMENT LLC |
| Last registered | 2025-07-10 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $9,064,000 | $4,078,800 |
| 2026 | $9,239,000 | $4,157,550 |
| 2027 | $10,818,000 | $4,868,100 |
The city's market estimate has risen 19% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $2,024,745 a year ($42.31 per sq ft), operating expenses $635,036 ($13.27 per sq ft), net operating income $1,389,709. 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 | NATURALGAS |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 3 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
2 street-flooding or sewer-backup complaints at this address since 2018 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 96 St — Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 1 Av / E 91 St — M31 M86-SBS · 250 ft · Select Bus Service |
| Citi Bike | 1 Ave & E 94 St · 650 ft · station location as of 2026-09-23; live availability |
| Bike facility | Painted bike lane mapped within 75 ft |
| 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.
407 East 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 |
5 311 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 VERITAS PROPERTY MANAGEMENT LLC — 140 buildings, 5,208 units. Grades across the portfolio: A120 · B18. See the whole portfolio
showing 60 of 140 buildings
Most recent mortgage recorded against this lot: $437,159 on 2020-08-21 (lender: Valley National Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-04-25 | RPTT&RET $1,520,000 — from LANDRY, NATALIE; LANDRY, MATTHEW to SMITH STROMFELD, TERRA KATHERINE; STROMFELD, JEFFREY | $1,520,000 | |
| 2025-04-22 | Sold for $1,520,000 | $1,520,000 | $43,429 |
| 2025-04-07 | RPTT&RET $740,000 — from SACK, DAVID L to BRAFMAN, BENJAMIN; LENT, EZRA E | $740,000 | |
| 2025-03-25 | Sold for $740,000 | $740,000 | $21,143 |
| 2025-01-10 | RPTT&RET $2,175,000 — from LANDRY, NATALIE; LANDRY, MATTHEW to THOMAS, JOJU; THOMAS, JAMIE | $2,175,000 | |
| 2025-01-09 | Sold for $2,175,000 | $2,175,000 | $62,143 |
| 2023-05-08 | RPTT&RET $1,325,000 — from MEYERS, AS EXECUTOR, DAVID; ESTATE OF BRUCE MEYERS to GATTUNG-TORO, RANDA; TORO, WILFREDO; SPITLER, RICHARD | $1,325,000 | |
| 2023-04-27 | Sold for $1,325,000 | $1,325,000 | $37,857 |
| 2022-08-03 | RPTT&RET $1,330,000 — from IRA L. ZANKEL AS EXECUTOR; ESTATE OF HAROLD BYER to SULTAN, LEON; ARBER, ALEXANDRA | $1,330,000 | |
| 2022-07-27 | Sold for $1,330,000 | $1,330,000 | $38,000 |
| 2021-11-10 | RPTT&RET $1,925,000 — from MULRENIN, EILEEN; LOSS, GREGORY to BENCHIMOL, JOSH; HEYMAN, ROSA | $1,925,000 | |
| 2021-10-27 | Sold for $1,925,000 | $1,925,000 | $55,000 |
| 2021-09-14 | RPTT&RET $835,000 — from WILSON, SHEELIN to HOUSTON, ANDREW P | $835,000 | |
| 2021-09-09 | Sold for $835,000 | $835,000 | $23,857 |
| 2021-06-02 | RPTT&RET $430,000 — from 407-413 OWNERS CORP. to LANDA, TAL; LANDA, TOMER | $430,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 5 | 1 | 8 |
| 2018 | 6 | 1 | 4 | 10 | 3 | 24 |
| 2019 | 7 | 0 | 5 | 4 | 5 | 21 |
| 2020 | 0 | 0 | 1 | 9 | 2 | 12 |
| 2021 | 0 | 1 | 10 | 6 | 2 | 19 |
| 2022 | 5 | 2 | 4 | 2 | 4 | 17 |
| 2023 | 0 | 0 | 4 | 2 | 3 | 9 |
| 2024 | 0 | 0 | 4 | 1 | 4 | 9 |
| 2025 | 0 | 0 | 2 | 8 | 3 | 13 |
| 2026 | 0 | 0 | 0 | 0 | 6 | 6 |
Every one of the 311 recorded events, 1980–2026, 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