379 recorded events, 1973–2026, from 15 city data systems. The city's paper trail here is mostly 130 311 service requests, 67 ACRIS deeds & mortgages, 55 HPD complaints.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 69% 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 42.8. In ZIP 11209, 84% of residential buildings hold an A and 3% 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.
21 heat or hot-water complaints in the last three years (winter 2024–25: 15 · winter 2025–26: 6). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$625 in enforcement penalties imposed (ECB/OATH) in the last three years.
32 service requests in the last three years. Most common: HEAT/HOT WATER (10) · Noise (7) · Illegal Parking (5) · Illegal Fireworks (1) · Blocked Driveway (1) · Consumer Complaint (1).
$151,600 in permitted construction work filed since 2016 (3 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 (1923) |
| Yes | Six or more residential units (12) |
| 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) | ADELPHI 88TH REALTY LLC |
| Head officer | PETER PANTELIDIS |
| Managing agent | PAN BROS.ASSOCIATES |
| Last registered | 2025-12-30 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,635,000 | $735,750 |
| 2026 | $1,709,000 | $769,050 |
| 2027 | $1,802,000 | $810,900 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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.
1 street-flooding or sewer-backup complaints at this address since 2021 (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 | 86 St — R · 450 ft straight-line (about a 2-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 4 Av / 87 St — S93 · 250 ft |
| Citi Bike | 4 Ave & 87 St · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 264 Bay Ridge Elementary School For The Arts Middle: 407 (6), 201 (7-8). 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.
8802 4 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 |
32 311 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 PAN BROS ASSOCIATES — 3 buildings, 37 units. Grades across the portfolio: B2 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 375 86 Street | BK | 21 | B |
| 8802 4 Avenue | BK | 12 | B |
| 444 9 Street | BK | 4 | D |
Most recent mortgage recorded against this lot: $1,530,318 on 2023-10-06 (lender: Alma 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 |
|---|---|---|---|
| 2023-10-06 | Agreement $4,500,000 — from ADELPHI 88TH REALTY LLC to ALMA BANK | $4,500,000 | |
| 2023-10-06 | Mortgage $1,530,319 — from ADELPHI 88TH REALTY LLC to ALMA BANK | $1,530,319 | |
| 2022-04-04 | Agreement $5,209,863 — from GRAMERCY ARMS WEST LLC; GRAMERCY ARMS LLC; ADELPHI 88TH REALTY LLC to PANTELIDIS, PETER; INVESTORS BANK; PANTELIDIS, GEORGE; PANTELIDIS, JAMES | $5,209,863 | |
| 2022-04-04 | Agreement $2,200,000 — from ADELPHI 88TH REALTY LLC; GRAMERCY ARMS WEST LLC; GRAMERCY ARMS LLC to INVESTORS BANK | $2,200,000 | |
| 2018-08-29 | Mortgage $303,984 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $303,984 | |
| 2018-08-29 | Agreement $1,000,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $1,000,000 | |
| 2018-08-29 | Mortgage $75,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $75,000 | |
| 2018-08-29 | Agreement $2,075,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $2,075,000 | |
| 2018-08-29 | AL&R $3,075,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $3,075,000 | |
| 2013-08-06 | Mortgage $16,731 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $16,731 | |
| 2013-08-06 | Agreement $1,500,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $1,500,000 | |
| 2013-08-06 | Agreement $2,000,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $2,000,000 | |
| 2013-08-06 | AL&R $2,000,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $2,000,000 | |
| 2013-08-06 | AL&R $800,000 — from ADELPHI 88TH REALTY LLC to INVESTORS BANK | $800,000 | |
| 2010-08-12 | Agreement $2,000,000 — from MARATHON NATIONAL BANK OF NEW YORK to ADELPHI REALTY CO; ENOSIS REALTY LLC | $2,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 10 | 0 | 51 | 0 | 0 | 61 |
| 2018 | 0 | 0 | 7 | 5 | 1 | 13 |
| 2019 | 0 | 2 | 49 | 0 | 2 | 53 |
| 2020 | 0 | 1 | 17 | 0 | 1 | 19 |
| 2021 | 0 | 0 | 12 | 0 | 1 | 13 |
| 2022 | 0 | 2 | 5 | 5 | 1 | 13 |
| 2023 | 0 | 0 | 5 | 6 | 2 | 13 |
| 2024 | 2 | 3 | 30 | 0 | 0 | 35 |
| 2025 | 0 | 3 | 20 | 0 | 1 | 24 |
| 2026 | 0 | 0 | 1 | 0 | 2 | 3 |
Every one of the 379 recorded events, 1973–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11209 · Landlord rankings · How grades work · The map · The Mice Map