694 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 210 311 service requests, 154 HPD complaints, 100 HPD housing violations.
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 51% 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 23. In ZIP 10458, 34% of residential buildings hold an A and 24% 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 | 57 total — 13 class C (immediately hazardous), 40 class B, 4 class A. Oldest open since 1986-04-29. |
status snapshot refreshed weekly from HPD records
49 heat or hot-water complaints in the last three years (winter 2023–24: 22 · winter 2024–25: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
55 service requests in the last three years. Most common: HEAT/HOT WATER (24) · Derelict Vehicles (4) · Noise (4) · PLUMBING (4) · Missed Collection (3) · Illegal Parking (3).
$316,815 in permitted construction work filed since 2016 (9 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 (1938) |
| Yes | Six or more residential units (44) |
| 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) | Oliver Gardens HDFC |
| Head officer | JOEL ABREU |
| Managing agent | TOTAL MANAGEMENT NYC |
| Last registered | 2025-08-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,935,000 | $1,320,750 |
| 2026 | $3,158,000 | $1,421,100 |
| 2027 | $3,547,000 | $1,596,150 |
The city's market estimate has risen 21% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $787,732 a year ($18.33 per sq ft), operating expenses $403,535 ($9.39 per sq ft), net operating income $384,197. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | A — ENERGY STAR score 100/100 (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.
4 street-flooding or sewer-backup complaints at this address since 2011 (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 | Kingsbridge Rd — B D · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Webster Av / E 197 St — Bx41 · 500 ft |
| Citi Bike | Decatur Ave & Oliver Pl · 200 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: PS/MS 20 P.O.George J. Werdann, III Middle: I.S. 254. 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.
398 Oliver Place
| 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 |
55 311 service requests from this address in the last three years — 24 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 TOTAL MANAGEMENT NYC — 29 buildings, 1,789 units. Grades across the portfolio: A17 · B9 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 26-20 Whitestone Ep SR W | QN | 252 | A |
| 764 Brady Avenue | BX | 202 | B |
| 29-08 139 Street | QN | 168 | A |
| 42-20 Kissena Boulevard | QN | 102 | C |
| 144-44 41 Avenue | QN | 97 | B |
| 192-02 39 Avenue | QN | 96 | A |
| 83-06 Vietor Avenue | QN | 86 | A |
| 86-10 34 Avenue | QN | 84 | A |
| 143-43 41 Avenue | QN | 76 | A |
| 86-05 60 Road | QN | 68 | B |
| 140 Claremont Avenue | MN | 61 | A |
| 65-38 Booth Street | QN | 60 | A |
| 754 Brady Avenue | BX | 59 | A |
| 758 Brady Avenue | BX | 58 | B |
| 762 Brady Avenue | BX | 55 | A |
| 2330 Hoffman Street | BX | 46 | A |
| 398 Oliver Place | BX | 44 | A |
| 147-37 Beech Avenue | QN | 40 | A |
| 42-22 Union Street | QN | 32 | A |
| 180 Davis Avenue | BX | 22 | C |
| 31-22 Union Street | QN | 20 | B |
| 200 Bay 22 Street | BK | 16 | A |
| 590 East 187 Street | BX | 12 | A |
| 2511 Hughes Avenue | BX | 9 | B |
| 25-47 23 Street | QN | 8 | A |
| 3707 East Tremont Avenue | BX | 7 | C |
| 576 East 189 Street | BX | 3 | B |
| 574 East 189 Street | BX | 3 | B |
| 578 East 189 Street | BX | 3 | B |
Most recent mortgage recorded against this lot: $1,500,000 on 2020-08-31 (lender: New York 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 |
|---|---|---|---|
| 2025-07-11 | RPTT&RET $77,000 — from THE ESTATE OF CONCETTA GIORDANO; MICHAEL BRESLIN, EXECUTOR to TAYLOR, JAMES | $77,000 | |
| 2025-06-30 | Sold for $77,000 | $77,000 | $1,750 |
| 2022-01-18 | RPTT&RET $125,000 — from HERNANDEZ, WALTER; CINTRON, NILSA to MOLINA, DUAMEL | $125,000 | |
| 2021-03-26 | RPTT&RET $115,000 — from CASTILLO, BIELKA A; CASTILLO, JOSIAS G to MENDOZA, KARENNA | $115,000 | |
| 2021-03-02 | Sold for $115,000 | $115,000 | $2,614 |
| 2021-02-23 | Sold for $125,000 | $125,000 | $2,841 |
| 2021-02-01 | RPTT&RET $58,000 — from ESTATE OF JUAN F. RUIZ to CARROLL, CHRISTINE | $58,000 | |
| 2021-01-12 | Sold for $58,000 | $58,000 | $1,318 |
| 2020-10-14 | RPTT&RET $10,000 — from OLIVER GARDENS HOUSING DEVELOPMENT FUND to HERNANDEZ, WILLIAM | $10,000 | |
| 2020-09-30 | Sold for $10,000 | $10,000 | $227 |
| 2020-08-31 | Mortgage $1,500,000 — from OLIVER GARDENS HOUSING DEVELOPMENT FUND to NEW YORK COMMUNITY BANK | $1,500,000 | |
| 2019-11-12 | RPTT&RET $25,000 — from OLIVER GARDENS HOUSING DEVELOPMENT FUND to CRUZ, LOUIS | $25,000 | |
| 2019-11-01 | Sold for $25,000 | $25,000 | $568 |
| 2019-01-22 | RPTT&RET $55,000 — from DATU, MA A; DATU, PRIDEO to SCHOPFER, JOHN | $55,000 | |
| 2019-01-18 | Sold for $55,000 | $55,000 | $1,250 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 2 | 0 | 4 | 8 |
| 2018 | 0 | 1 | 10 | 0 | 3 | 14 |
| 2019 | 3 | 4 | 10 | 4 | 4 | 25 |
| 2020 | 8 | 3 | 20 | 8 | 2 | 41 |
| 2021 | 0 | 2 | 79 | 6 | 3 | 90 |
| 2022 | 4 | 3 | 21 | 1 | 7 | 36 |
| 2023 | 0 | 1 | 45 | 0 | 2 | 48 |
| 2024 | 0 | 1 | 72 | 0 | 4 | 77 |
| 2025 | 2 | 1 | 15 | 2 | 5 | 25 |
| 2026 | 0 | 2 | 5 | 0 | 4 | 11 |
Every one of the 694 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10458 · Landlord rankings · How grades work · The map · The Mice Map