620 recorded events, 1988–2026, from 14 city data systems. The city's paper trail here is mostly 331 ACRIS deeds & mortgages, 112 DOB violations, 56 311 service requests.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 51% 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 17.2. 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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
6 service requests in the last three years. Most common: Blocked Driveway (5) · Water System (1).
$99,800 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.
| No | Built before 1974 (1988) |
| Yes | Six or more residential units (13) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | TOWER 96 CONDOMINIUM |
| Head officer | PHYLLIS ARLIA |
| Managing agent | JABCO MANAGEMENT |
| Last registered | 2025-09-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $15,687 | $7,059 |
| 2026 | $16,714 | $7,521 |
| 2027 | $17,714 | $7,971 |
The city's market estimate has risen 13% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $478,126 a year ($25.94 per sq ft), operating expenses $215,101 ($11.67 per sq ft), net operating income $263,025. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| 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 | Bay Ridge-95 St — R · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Shore Rd / 97 St — B16 X27 X37 · 300 ft |
| Citi Bike | Shore Rd & 97 St · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S./I.S. 104 The Fort Hamilton School Middle: P.S./I.S. 104 The Fort Hamilton 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.
115 96 Street
| 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 |
6 311 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 JABCO MANAGEMENT GROUP — 30 buildings, 326 units. Grades across the portfolio: A25 · B2 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 6902 Narrows Avenue | BK | 73 | A |
| 6511 Ft Hamilton Parkway | BK | 17 | A |
| 760 Bergen Street | BK | 16 | A |
| 320 74 Street | BK | 15 | A |
| 1657 East 19th Street | BK | 15 | A |
| 7115 3 Avenue | BK | 13 | A |
| 115 96 Street | BK | 13 | A |
| 7902 15 Avenue | BK | 13 | A |
| 7423 10 Avenue | BK | 12 | A |
| 767A Bergen Street | BK | 12 | A |
| 447 95 Street | BK | 12 | A |
| 106 Battery Avenue | BK | 11 | A |
| 433 101 Street | BK | 10 | A |
| 107 Madison Street | BK | 10 | A |
| 651 Washington Avenue | BK | 9 | A |
| 936 70 Street | BK | 9 | A |
| 681 88 Street | BK | 6 | A |
| 231 Senator Street | BK | 6 | A |
| 8918 15 Avenue | BK | 6 | A |
| 8622 3 Avenue | BK | 6 | C |
| 1738 80 Street | BK | 6 | A |
| 435 80 Street | BK | 6 | A |
| 446 Clinton Street | BK | 5 | B |
| 205 14th Street | BK | 5 | A |
| 659 Baltic Street | BK | 4 | C |
| 18 8 Avenue | BK | 4 | A |
| 118 Remsen Street | BK | 4 | A |
| 123 6th Avenue | BK | 4 | A |
| 701 President Street | BK | 4 | B |
| 3062230027 | — | — |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-05-05 | Deed $735,750 — from JASON LEE, ADMINISTRATOR; ESTATE OF HENRY J. LEE to HOU, JANICE L; HOU, KAN | $735,750 | |
| 2026-05-05 | Deed $735,750 — from JASON LEE, ADMINISTRATOR; ESTATE OF HENRY J. LEE to HOU, JANICE L; HOU, KAN | $735,750 | |
| 2026-04-20 | Sold for $735,750 | $735,750 | $56,596 |
| 2026-04-20 | Sold for $735,750 | $735,750 | $56,596 |
| 2016-04-04 | Deed $685,000 — from RUGGIERO, NICHOLAS A; RUGGIERO, ROSEMARY; RUGGIERO-DELLITURRI, MARYANNE; SCORDATO, CARMELA to GALLO, CHRISTINE; GALLO, ALAN | $685,000 | |
| 2016-04-04 | Deed $685,000 — from RUGGIERO, NICHOLAS A; RUGGIERO, ROSEMARY; RUGGIERO-DELLITURRI, MARYANNE; SCORDATO, CARMELA to GALLO, CHRISTINE; GALLO, ALAN | $685,000 | |
| 2016-03-11 | Sold for $685,000 | $685,000 | $52,692 |
| 2015-05-15 | Mortgage $5,159 — from LEE, HENRY J to CITIBANK, N.A. | $5,159 | |
| 2015-05-15 | Agreement $387,000 — from LEE, HENRY J to CITIBANK, N.A. | $387,000 | |
| 2015-05-15 | Mortgage $5,159 — from LEE, HENRY J to CITIBANK, N.A. | $5,159 | |
| 2015-05-15 | Agreement $387,000 — from LEE, HENRY J to CITIBANK, N.A. | $387,000 | |
| 2015-03-11 | Deed $565,000 — from PARK, KYUNG SOON to LEE, CLIFTON; CHEUNG, SARA YUEM NGAN | $565,000 | |
| 2015-03-11 | Mortgage $417,000 — from CHEUNG, SARA YUEM NGAN; LEE, CLIFTON to FIRST AMERICAN INTERNATIONAL BANK | $417,000 | |
| 2015-03-11 | Deed $565,000 — from PARK, KYUNG SOON to LEE, CLIFTON; CHEUNG, SARA YUEM NGAN | $565,000 | |
| 2015-03-11 | Mortgage $417,000 — from CHEUNG, SARA YUEM NGAN; LEE, CLIFTON to FIRST AMERICAN INTERNATIONAL BANK | $417,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 9 | 5 | 3 | 8 | 0 | 25 |
| 2018 | 2 | 3 | 3 | 0 | 0 | 8 |
| 2019 | 5 | 2 | 0 | 0 | 2 | 9 |
| 2020 | 1 | 1 | 7 | 2 | 1 | 12 |
| 2021 | 0 | 2 | 9 | 2 | 0 | 13 |
| 2022 | 0 | 0 | 2 | 5 | 0 | 7 |
| 2023 | 0 | 1 | 23 | 4 | 0 | 28 |
| 2024 | 0 | 1 | 5 | 0 | 1 | 7 |
| 2025 | 0 | 1 | 3 | 7 | 0 | 11 |
| 2026 | 0 | 0 | 0 | 11 | 0 | 11 |
Every one of the 620 recorded events, 1988–2026, 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