1,722 recorded events, 1966–2026, from 18 city data systems. The city's paper trail here is mostly 609 311 service requests, 603 HPD complaints, 242 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 72% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 50.2. In ZIP 10032, 36% of residential buildings hold an A and 14% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 18 total — 6 class C (immediately hazardous), 6 class B, 6 class A. Oldest open since 2014-02-12. |
status snapshot refreshed weekly from HPD records
12 heat or hot-water complaints in the last three years (winter 2024–25: 10 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
44 service requests in the last three years. Most common: Noise (14) · HEAT/HOT WATER (6) · Graffiti (4) · Illegal Parking (3) · Illegal Fireworks (2) · PAINT/PLASTER (2).
$123,000 in permitted construction work filed since 2016 (4 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 (1911) |
| Yes | Six or more residential units (18) |
| 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) | 83-87 AUDUBON AVENUE LLC |
| Head officer | GREGORY KOURTESIS |
| Managing agent | BLOCK MANAGEMENT INC |
| Last registered | 2026-06-25 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,715,000 | $771,750 |
| 2026 | $1,797,000 | $808,650 |
| 2027 | $1,683,000 | $757,350 |
The city's market estimate has fallen 2% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Jad Jaan | Thai | A | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
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 | 168 St — 1 A C · 500 ft straight-line (about a 2-minute walk) · station accessibility: partial |
| Bus | Nearest boarding stop: W 168 St / Audubon Av — M2 · 350 ft |
| Citi Bike | Broadway & W 168 St · 650 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 128 Audubon 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.
85 Audubon Avenue
| 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 |
44 311 service requests from this address in the last three years — 6 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 BLOCK MANAGEMENT INC — 32 buildings, 726 units. Grades across the portfolio: A20 · B9 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 31-90 29th Street | QN | 92 | A |
| 31-35 31 Street | QN | 81 | A |
| 43-41 52 Street | QN | 66 | A |
| 31-01 Vernon Boulevard | QN | 64 | A |
| 30-40 21 Street | QN | 62 | A |
| 3058 Godwin Terrace | BX | 42 | A |
| 227 West 11 Street | MN | 28 | A |
| 32-73 42 Street | QN | 24 | B |
| 25-77 31st Street | QN | 23 | A |
| 32-78 Steinway Street | QN | 22 | A |
| 32-22 41 Street | QN | 20 | A |
| 32-26 41 Street | QN | 20 | B |
| 43-06 164 Street | QN | 19 | B |
| 105 Eldridge Street | MN | 18 | A |
| 85 Audubon Avenue | MN | 18 | B |
| 21-71 27 Street | QN | 16 | A |
| 14-34 31 Avenue | QN | 14 | A |
| 26-14 28 Street | QN | 11 | A |
| 24-29 28 Street | QN | 9 | A |
| 38-01 31 Avenue | QN | 9 | A |
| 24-39 28 Street | QN | 9 | A |
| 1420 DeKalb Avenue | BK | 6 | C |
| 2026 2 Avenue | MN | 6 | B |
| 2036 2 Avenue | MN | 6 | C |
| 32-06 82 Street | QN | 6 | A |
| 2024 2 Avenue | MN | 6 | B |
| 2028 2 Avenue | MN | 6 | B |
| 5-42 51 Avenue | QN | 6 | B |
| 35-37 33 Street | QN | 6 | A |
| 34-50 42 Street | QN | 6 | B |
| 21-12 22 Drive | QN | 4 | C |
| 25-05 Steinway Street | QN | 1 | A |
Most recent mortgage recorded against this lot: $273,796 on 2018-11-27 (lender: Ridgewood Savings 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 |
|---|---|---|---|
| 2018-11-27 | Mortgage $273,796 — from 83-87 AUDUBON AVENUE, LLC to RIDGEWOOD SAVINGS BANK | $273,796 | |
| 2018-11-27 | Agreement $1,900,000 — from 83-87 AUDUBON AVENUE, LLC to RIDGEWOOD SAVINGS BANK | $1,900,000 | |
| 2018-11-27 | AL&R $1,900,000 — from 83-87 AUDUBON AVENUE, LLC to RIDGEWOOD SAVINGS BANK | $1,900,000 | |
| 2013-11-25 | Mortgage $654,003 — from 83-87 AUDUBON AVENUE, LLC to SIGNATURE BANK | $654,003 | |
| 2013-11-25 | Agreement $1,800,000 — from 83-87 AUDUBON AVENUE, LLC to SIGNATURE BANK | $1,800,000 | |
| 2013-11-25 | AL&R $1,800,000 — from 83-87 AUDUBON AVENUE, LLC to SIGNATURE BANK | $1,800,000 | |
| 2011-02-15 | Agreement $1,200,000 — from 83-87 AUDUBON AVENUE, LLC to SIGNATURE BANK | $1,200,000 | |
| 2011-02-15 | Deed $1,950,000 — from MIRAGE EQUITIES LLC to 83-87 AUDUBON AVENUE LLC | $1,950,000 | |
| 2003-09-26 | Mortgage $742,168 — from MIRAGE EQUITIES to THE ROSLYN SAVINGS BANK | $742,168 | |
| 2003-02-06 | DEEDO $670,000 — from MIRAGE EQUITIES INC. to MIRAGE EQUITIES LLC | $670,000 | |
| 2000-11-29 | Mortgage $235,000 — from MIRAGE EQUITIES INC. to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI | $235,000 | |
| 2000-03-16 | Mortgage $457,500 to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI | $457,500 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 51 | 0 | 6 | 59 |
| 2018 | 3 | 4 | 45 | 5 | 5 | 62 |
| 2019 | 5 | 1 | 43 | 0 | 4 | 53 |
| 2020 | 0 | 0 | 43 | 0 | 2 | 45 |
| 2021 | 2 | 2 | 20 | 0 | 1 | 25 |
| 2022 | 0 | 0 | 17 | 0 | 6 | 23 |
| 2023 | 0 | 0 | 6 | 0 | 2 | 8 |
| 2024 | 0 | 0 | 25 | 0 | 5 | 30 |
| 2025 | 0 | 0 | 13 | 0 | 3 | 16 |
| 2026 | 0 | 0 | 42 | 0 | 2 | 44 |
Every one of the 1,722 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10032 · Landlord rankings · How grades work · The map · The Mice Map