3,522 recorded events, 1900–2026, from 22 city data systems. The city's paper trail here is mostly 1,127 311 service requests, 998 HPD complaints, 988 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 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 71.7. In ZIP 10032, 36% 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 | 13 total — 7 class C (immediately hazardous), 4 class B, 2 class A. Oldest open since 2013-11-18. |
status snapshot refreshed weekly from HPD records
20 heat or hot-water complaints in the last three years (winter 2023–24: 14 · winter 2024–25: 6). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
100 service requests in the last three years. Most common: UNSANITARY CONDITION (21) · Noise (13) · PAINT/PLASTER (12) · HEAT/HOT WATER (10) · PLUMBING (7) · DOOR/WINDOW (6).
$205,546 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 (1930) |
| Yes | Six or more residential units (65) |
| 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) | 86 FT WASHINGTON LLC |
| Head officer | MORRIS SCHREIBER |
| Managing agent | RCR MANAGEMENT GROUP LLC |
| Last registered | 2026-07-17 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,353,000 | $1,958,850 |
| 2026 | $4,672,000 | $2,102,400 |
| 2027 | $4,693,000 | $2,111,850 |
The city's market estimate has risen 8% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 40/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (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.
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 | 163 St-Amsterdam Av — C · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none 168 St — 1 A C · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: partial |
| Bus | Nearest boarding stop: Fort Washington Av / W 164 St — M4 · 250 ft |
| Citi Bike | Broadway & W 165 St · 700 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.
86 Ft Washington 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 |
| Anything else | Anything else |
100 311 service requests from this address in the last three years — 10 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 RCR MANAGEMENT GROUP LLC — 40 buildings, 3,048 units. Grades across the portfolio: A25 · B13 · C1 · D1. See the whole portfolio
Most recent mortgage recorded against this lot: $8,200,000 on 2016-12-02 (lender: Dime Community 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 |
|---|---|---|---|
| 2018-11-13 | Agreement $5,500,000 — from 86 FT WASHINGTON LLC to APPLE BANK FOR SAVINGS | $5,500,000 | |
| 2018-11-13 | Deed $20,140,792 — from 86 FORT WASHINGTON AVENUE LLC to 86 FT WASHINGTON LLC | $20,140,792 | |
| 2018-11-13 | AL&R $5,500,000 — from 86 FT WASHINGTON LLC to APPLE BANK FOR SAVINGS | $5,500,000 | |
| 2018-10-30 | Sold for $20,140,792 | $20,140,792 | $309,858 |
| 2016-12-02 | Mortgage $8,200,000 — from 86 FORT WASHINGTON AVENUE LLC to DIME COMMUNITY BANK | $8,200,000 | |
| 2016-12-02 | AL&R $8,200,000 — from 86 FORT WASHINGTON AVENUE LLC to DIME COMMUNITY BANK | $8,200,000 | |
| 2016-12-02 | Deed $16,310,588 — from 86 FORT WASHINGTON LP to 86 FORT WASHINGTON AVENUE LLC | $16,310,588 | |
| 2016-11-22 | Sold for $16,310,588 | $16,310,588 | $250,932 |
| 2012-06-06 | Agreement $70,000,000 — from BPII-884 RIVERSIDE LLC; BPII-66 FT. WASHINGTON LLC; BPII-3900 BROADWAY LLC; BPII-3915 BROA to BROADWAY PORTFOLIO II LIMITED PARTNERSHI | $70,000,000 | |
| 2012-06-06 | Mortgage $35,225,000 — from BPII-86 FT. WASHINGTON LLC; BPII-80 FT. WASHINGTON LLC; BPII-884 RIVERSIDE LLC; BPII-66 FT to BROADWAY PORTFOLIO II LIMITED PARTNERSHI | $35,225,000 | |
| 2012-06-06 | Deed $10,923,457 — from BPII-86 FT. WASHINGTON LLC to 86 FORT WASHINGTON LP | $10,923,457 | |
| 2007-02-20 | AL&R $70,000,000 — from BPII-66 FT. WASHINGTON LLC; BPII-3915 BROADWAY LLC; BPII-3885 BROADWAY LLC; BPII-3900 BROA to COLUMN FINANCIAL, INC. | $70,000,000 | |
| 2007-02-20 | Agreement $70,000,000 — from BPII-3885 BROADWAY LLC; BPII-66 FT. WASHINGTON LLC; BPII-80 FT. WASHINGTON LLC; BPII-884 R to COLUMN FINANCIAL, INC. | $70,000,000 | |
| 2007-02-14 | Mortgage $52,676,407 — from BPII-86 FT. WASHINGTON LLC; BPII-3915 BROADWAY LLC; BPII-884 RIVERSIDE LLC; BPII-66 FT. WA to COLUMN FINANCIAL, INC. | $52,676,407 | |
| 2007-02-12 | Deed $9,748,600 — from FT. WASHINGTON LLC to BPII - 86 FT. WASHINGTON LLC | $9,748,600 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 50 | 0 | 25 | 76 |
| 2018 | 2 | 6 | 90 | 9 | 4 | 111 |
| 2019 | 3 | 4 | 197 | 0 | 5 | 209 |
| 2020 | 4 | 5 | 162 | 0 | 2 | 173 |
| 2021 | 0 | 4 | 42 | 0 | 4 | 50 |
| 2022 | 0 | 3 | 230 | 0 | 4 | 237 |
| 2023 | 0 | 3 | 146 | 0 | 3 | 152 |
| 2024 | 0 | 3 | 219 | 0 | 4 | 226 |
| 2025 | 0 | 0 | 46 | 0 | 2 | 48 |
| 2026 | 4 | 0 | 14 | 0 | 3 | 21 |
Every one of the 3,522 recorded events, 1900–2026, 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