700 recorded events, 2007–2026, from 14 city data systems. The city's paper trail here is mostly 354 ACRIS deeds & mortgages, 108 HPD housing violations, 99 311 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. Less recorded distress than 74% 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 4.8. In ZIP 11236, 84% of residential buildings hold an A and 5% grade D or F. How grades work
Among 17,252 25-99-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.
11 service requests in the last three years. Most common: Illegal Parking (3) · Street Sweeping Complaint (2) · Missed Collection (2) · Sewer (2) · Derelict Vehicles (1) · Street Light Condition (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (2008) |
| Yes | Six or more residential units (27) |
| 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) | The Glenwood 86 Condominium |
| Head officer | Sandra Philip |
| Managing agent | Alvic Property Management |
| Last registered | 2025-10-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $470,573 | $28,234 |
| 2026 | $550,993 | $33,060 |
| 2027 | $724,570 | $43,475 |
The city's market estimate has risen 54% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 3 of 6 — zone 1 evacuates first.
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 | Canarsie-Rockaway Pkwy — L · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Flatlands Av / E 86 St — B6 B82 · 550 ft |
| School zones (2024–25 map) | Elementary: P.S. 114 Ryder Elementary Middle: I.S. 068 Isaac Bildersee. 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.
713 East 86 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 |
11 311 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 |
|---|---|---|---|
| 2026-01-13 | Deed $529,000 — from MCCLINTON, MAXINE MERNET PINNOCK to MARTIN, DEBRA | $529,000 | |
| 2026-01-13 | Mortgage $279,000 — from MARTIN, DEBRA to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $279,000 | |
| 2025-12-31 | Sold for $529,000 | $529,000 | $19,593 |
| 2025-12-31 | Sold for $529,000 | $529,000 | $19,593 |
| 2025-11-10 | Deed $505,000 — from PEPE, HERTA to BIRCHWOOD, MERLENE | $505,000 | |
| 2025-11-10 | Mortgage $330,000 — from BIRCHWOOD, MERLENE to AMERICAN NEIGHBORHOOD MORTGAGE ACCEPTANC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $330,000 | |
| 2025-09-29 | Sold for $505,000 | $505,000 | $18,704 |
| 2025-09-29 | Sold for $505,000 | $505,000 | $18,704 |
| 2025-08-20 | Deed $349,830 — from UMB BANK, NATIONAL ASSOCIATION; THE LVS TITLE TRUST XIII to MERNET PINNOCK MCCLINTON, MAXINE | $349,830 | |
| 2025-08-07 | Sold for $349,830 | $349,830 | $12,957 |
| 2025-08-07 | Sold for $349,830 | $349,830 | $12,957 |
| 2023-02-24 | Deed $463,173 — from SPECTOR, LEONARD ESQ to WELLS FARGO BANK, NA | $463,173 | |
| 2023-02-08 | Mortgage $100,000 — from PHILIP, SANDRA A to MANUFACTURERS AND TRADERS TRUST COMPANY | $100,000 | |
| 2022-12-29 | Sold for $463,173 | $463,173 | $17,155 |
| 2022-09-01 | Mortgage $405,000 — from PEPE, HERTA to CROSSCOUNTRY MORTGAGE, LLC; MERS | $405,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 14 | 17 | 31 |
| 2018 | 3 | 27 | 14 | 44 |
| 2019 | 9 | 13 | 18 | 40 |
| 2020 | 0 | 8 | 5 | 13 |
| 2021 | 0 | 24 | 21 | 45 |
| 2022 | 0 | 30 | 11 | 41 |
| 2023 | 0 | 26 | 5 | 31 |
| 2024 | 0 | 21 | 2 | 23 |
| 2025 | 0 | 25 | 18 | 43 |
| 2026 | 0 | 1 | 8 | 9 |
Every one of the 700 recorded events, 2007–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11236 · Landlord rankings · How grades work · The map · The Mice Map