312 recorded events, 2015–2026, from 14 city data systems. The city's paper trail here is mostly 103 311 service requests, 81 ACRIS deeds & mortgages, 23 DOB permits.
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 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 0. In ZIP 11226, 60% of residential buildings hold an A and 10% grade D or F. How grades work
Among 46,798 6-24-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.
59 service requests in the last three years. Most common: Blocked Driveway (22) · Illegal Parking (17) · Overgrown Tree/Branches (6) · Dumpster Complaint (3) · Noise (3) · Snow or Ice (2).
$2,666,842 in permitted construction work filed since 2016 (6 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 (1905) |
| Yes | Six or more residential units (8) |
| 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) | 68 WOODRUFF AVENUE CONDOMINIUM |
| Head officer | ALLISON BENKO |
| Managing agent | ALVIC PROPERTY MANAGEMENT |
| Last registered | 2025-10-11 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $198,359 | $89,262 |
| 2026 | $250,867 | $112,891 |
| 2027 | $145,796 | $65,608 |
The city's market estimate has fallen 26% between tax years 2025 and 2027.
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 2022 (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 | Church Av — B Q · 650 ft straight-line (about a 3-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Caton Av / Saint Pauls Pl — B16 · 600 ft |
| Citi Bike | Ocean Ave & Crooke Ave · 500 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 375 Jackie Robinson School Middle: Ebbets Field Middle School. 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.
68 Woodruff 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 |
59 311 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 ALVIC PROPERTY MANAGEMENT — 112 buildings, 1,997 units. Grades across the portfolio: A82 · B20 · C5 · D4. See the whole portfolio
showing 60 of 112 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-07-24 | Mortgage $688,000 — from BANGERT-DROWNS, MICHAEL; IODICE, KAMALA to JPMORGAN CHASE BANK, N.A. | $688,000 | |
| 2025-07-24 | Deed $860,000 — from MICUTA, YANN MICHAEL; ROBINSON, TAYLOR NICOLE to IODICE, KAMALA; BANGERT-DROWNS, MICHAEL | $860,000 | |
| 2025-07-15 | Sold for $860,000 | $860,000 | $107,500 |
| 2025-07-15 | Sold for $860,000 | $860,000 | $107,500 |
| 2025-03-12 | Deed $996,000 — from FANNIN, SAMUEL; FANNIN, LAUREN ASHLEY to KOLBECK, NATHANIEL J; KOLBECK, NICOLE R | $996,000 | |
| 2025-03-06 | Sold for $996,000 | $996,000 | $124,500 |
| 2022-07-27 | Mortgage $694,000 — from FANNIN, SAMUEL; FANNIN, LAUREN ASHLEY to MERS; TD BANK, N.A. | $694,000 | |
| 2022-07-27 | Deed $867,500 — from 68 WOODRUFF LLC to FANNIN, LAUREN ASHLEY; FANNIN, SAMUEL | $867,500 | |
| 2022-07-12 | Deed $950,000 — from 68 WOODRUFF LLC to EHRLICH, BRYAN P; EHRLICH, SUZANNE M | $950,000 | |
| 2022-07-12 | Mortgage $760,000 — from EHRLICH, BRYAN P; EHRLICH, SUZANNE M to US BANK | $760,000 | |
| 2022-06-24 | Sold for $867,500 | $867,500 | $108,438 |
| 2022-06-10 | Sold for $950,000 | $950,000 | $118,750 |
| 2022-05-25 | Deed $750,000 — from 68 WOODRUFF LLC to SMITH, COREY; SUSKI, RAINA | $750,000 | |
| 2022-05-25 | Mortgage $400,000 — from SUSKI, RAINA; SMITH, COREY to CITIZENS BANK, N.A. | $400,000 | |
| 2022-05-13 | Sold for $750,000 | $750,000 | $93,750 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 6 | 0 | 0 | 1 | 0 | 7 |
| 2018 | 16 | 18 | 1 | 0 | 1 | 36 |
| 2019 | 6 | 14 | 1 | 0 | 0 | 21 |
| 2020 | 2 | 7 | 0 | 0 | 0 | 9 |
| 2021 | 4 | 1 | 2 | 43 | 0 | 50 |
| 2022 | 4 | 5 | 30 | 35 | 0 | 74 |
| 2023 | 0 | 0 | 38 | 0 | 0 | 38 |
| 2024 | 2 | 0 | 16 | 0 | 0 | 18 |
| 2025 | 1 | 1 | 22 | 12 | 0 | 36 |
| 2026 | 0 | 0 | 16 | 4 | 0 | 20 |
Every one of the 312 recorded events, 2015–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11226 · Landlord rankings · How grades work · The map · The Mice Map