1,354 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 564 311 service requests, 280 HPD complaints, 136 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 67% 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 58.3. In ZIP 10031, 40% of residential buildings hold an A and 14% 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 | 9 total — 4 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2011-04-06. |
status snapshot refreshed weekly from HPD records
103 heat or hot-water complaints in the last three years (winter 2023–24: 25 · winter 2024–25: 70 · winter 2025–26: 8). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
$5,312 in enforcement penalties imposed (ECB/OATH) in the last three years.
120 service requests in the last three years. Most common: HEAT/HOT WATER (51) · Noise (13) · General Construction/Plumbing (7) · Street Condition (7) · Elevator (4) · PLUMBING (4).
$464,800 in permitted construction work filed since 2016 (15 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 (56) |
| 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) | LUDOR PROPERTIES LLC |
| Head officer | RUBIN PIKUS |
| Managing agent | MILBROOK PROPERTIES LTD |
| Last registered | 2025-10-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $5,118,000 | $2,303,100 |
| 2026 | $5,389,000 | $2,425,050 |
| 2027 | $4,985,000 | $2,243,250 |
The city's market estimate has fallen 3% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 31/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| 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.
2 street-flooding or sewer-backup complaints at this address since 2024 (2 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 | 157 St — 1 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / W 152 St — M4 M5 · 750 ft |
| Citi Bike | Riverside Dr & W 153 St · 150 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 028 Wright Brothers Middle: Community Math & Science Prep. 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.
760 Riverside Drive
| 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 |
120 311 service requests from this address in the last three years — 51 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 MILBROOK PROPERTIES LTD — 26 buildings, 1,308 units. Grades across the portfolio: A15 · B10 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 2820 Bailey Avenue | BX | 102 | C |
| 108 West 227 Street | MN | 82 | A |
| 320 Wadsworth Avenue | MN | 80 | A |
| 2121 Westbury Court | BK | 67 | B |
| 1645 Grand Concourse | BX | 67 | A |
| 253 Sherman Avenue | MN | 65 | B |
| 16 East 169 Street | BX | 64 | A |
| 2525 Morris Avenue | BX | 64 | B |
| 3130 Albany Crescent | BX | 59 | A |
| 1325 Edward L Grant Hwy | BX | 57 | A |
| 1332 St Nicholas Avenue | MN | 56 | A |
| 120 West 228 Street | MN | 56 | B |
| 760 Riverside Drive | MN | 56 | B |
| 1 Audubon Avenue | MN | 55 | A |
| 4520 Broadway | MN | 54 | A |
| 320 Eastern Parkway | BK | 50 | A |
| 1400 St Nicholas Avenue | MN | 40 | B |
| 1479 St Nicholas Avenue | MN | 38 | B |
| 2670 Broadway | MN | 37 | B |
| 4841 Broadway | MN | 35 | B |
| 556 West 180 Street | MN | 31 | A |
| 550 West 180 Street | MN | 30 | A |
| 1337 Edward L Grant Hwy | BX | 28 | A |
| 1585 1 Avenue | MN | 16 | A |
| 414 East 83 Street | MN | 11 | A |
| 1627 2 Avenue | MN | 8 | B |
Most recent mortgage recorded against this lot: $139,800 on 2024-10-08 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-10-08 | Mortgage $139,800 — from LUDOR PROPERTIES LLC to JPMORGAN CHASE BANK, N.A. | $139,800 | |
| 2024-10-08 | Agreement $2,100,000 — from LUDOR PROPERTIES LLC to JPMORGAN CHASE BANK, N.A. | $2,100,000 | |
| 2013-07-09 | RPTT $1,810,281 — from METROPCS COMMUNICATIONS, INC.; METROPCS COMMUNICATIONS, INC to T-MOBILE HOLDING GMBH; T-MOBILE HOLDING GMBH | $1,810,281 | |
| 2013-07-09 | RPTT $1,810,281 — from METROPCS COMMUNICATIONS, INC.; METROPCS COMMUNICATIONS, INC to T-MOBILE HOLDING GMBH; T-MOBILE HOLDING GMBH | $1,810,281 | |
| 2012-10-10 | Agreement $2,650,000 — from LUDOR PROPERTIES LLC C/O MILBROOK PROPER to FLUSHING SAVINGS BANK, FSB | $2,650,000 | |
| 2012-10-10 | AL&R $2,650,000 — from LUDOR PROPERTIES LLC C/O MILBROOK PROPER to FLUSHING SAVINGS BANK, FSB | $2,650,000 | |
| 2012-10-10 | Mortgage $947,508 — from LUDOR PROPERTIES LLC C/O MILBROOK PROPER to FLUSHING SAVINGS BANK, FSB | $947,508 | |
| 2005-01-14 | Mortgage $1,022,190 — from LUDOR PROPERTIES LLC C/O MILBROOK PROPER to NEW YORK COMMUNITY BANK | $1,022,190 | |
| 2005-01-14 | Agreement $1,850,000 — from NEW YORK COMMUNITY BANK to LUDOR PROPERTIES LLC C/O MILBROOK PROPER | $1,850,000 | |
| 1999-10-22 | Mortgage $275,638 — from LUDOR PROPERTIES LLC to M & T REAL ESTATE INC. | $275,638 | |
| 1993-09-15 | Mortgage $675,000 — from LUDOR PROPERTIES L.P. to EAST NEW YORK SAVINGS BK | $675,000 | |
| 1986-02-04 | Mortgage $283,564 — from RUTLEE REALTY CO. to GLOBE MORTGAGE COMPANY | $283,564 | |
| 1984-08-31 | Mortgage $71,456 — from RUTLEE REALTY CO. to CITY OF NEW YORK | $71,456 | |
| 1984-05-02 | Mortgage $236,000 — from RUTLEE REALTY CO. to HUDSON REALTY ASSOCIATES | $236,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 4 | 25 | 0 | 3 | 36 |
| 2018 | 2 | 2 | 18 | 0 | 3 | 25 |
| 2019 | 0 | 1 | 66 | 1 | 1 | 69 |
| 2020 | 7 | 3 | 130 | 0 | 2 | 142 |
| 2021 | 7 | 13 | 102 | 0 | 3 | 125 |
| 2022 | 5 | 4 | 46 | 0 | 3 | 58 |
| 2023 | 3 | 8 | 32 | 0 | 9 | 52 |
| 2024 | 0 | 7 | 173 | 4 | 3 | 187 |
| 2025 | 2 | 2 | 47 | 0 | 7 | 58 |
| 2026 | 3 | 6 | 12 | 0 | 4 | 25 |
Every one of the 1,354 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10031 · Landlord rankings · How grades work · The map · The Mice Map