669 recorded events, 1989–2026, from 14 city data systems. The city's paper trail here is mostly 463 ACRIS deeds & mortgages, 70 HPD housing violations, 52 311 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 54% 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 13.5. In ZIP 11236, 84% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 38 total — 5 class C (immediately hazardous), 28 class B, 5 class A. Oldest open since 2013-01-24. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
14 service requests in the last three years. Most common: Illegal Parking (5) · HEAT/HOT WATER (2) · Blocked Driveway (1) · Real Time Enforcement (1) · Dirty Condition (1) · GENERAL (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 (1989) |
| Yes | Six or more residential units (21) |
| 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) | CANARSIE GARDENS CONDOMINIUM |
| Head officer | COLLETTE FORD |
| Managing agent | LANDLORD MANAGEMENT NEW YORK |
| Last registered | 2025-10-22 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $425,086 | $25,505 |
| 2026 | $476,383 | $28,583 |
| 2027 | $544,805 | $32,689 |
The city's market estimate has risen 28% 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.
1 street-flooding or sewer-backup complaints at this address since 2011 (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 | Canarsie-Rockaway Pkwy — L · 0.6 mi straight-line (about a 15-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Flatlands Av / E 88 St — B6 B82 · 650 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.
972 East 88 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 |
14 311 service requests from this address in the last three years — 2 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 LANDLORD MANAGEMENT NEW YORK LLC — 38 buildings, 465 units. Grades across the portfolio: A15 · B5 · C7 · D7 · F4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 84-05 Shore Parkway | QN | 84 | A |
| 54 Veronica Place | BK | 72 | A |
| 255 Bergen Street | BK | 32 | B |
| 601 Crown Street | BK | 27 | D |
| 78-03 153 Avenue | QN | 24 | B |
| 412 Kings Highway | BK | 24 | A |
| 972 East 88 Street | BK | 21 | A |
| 2720 86 Street | BK | 20 | A |
| 7123 3 Avenue | BK | 18 | A |
| 286 St Johns Place | BK | 16 | A |
| 5926 Bleecker Street | QN | 12 | A |
| 68 West 85 Street | MN | 9 | F |
| 123 Clinton Avenue | BK | 9 | A |
| 1206 Cortelyou Road | BK | 8 | A |
| 494 Jefferson Avenue | BK | 8 | B |
| 240 Franklin Avenue | BK | 8 | A |
| 784 Park Place | BK | 8 | F |
| 714 Jefferson Avenue | BK | 7 | A |
| 107 Atlantic Avenue | BK | 6 | A |
| 143 Nevins Street | BK | 5 | F |
| 591 Knickerbocker Avenue | BK | 5 | F |
| 50 Lefferts Place | BK | 4 | B |
| 156 East 91 Street | BK | 4 | D |
| 172 East 59 Street | BK | 3 | C |
| 176 East 59 Street | BK | 3 | C |
| 558 East 92 Street | BK | 3 | C |
| 255 Kingston Avenue | BK | 3 | D |
| 257 East 57 Street | BK | 3 | C |
| 295 Court Street | BK | 2 | D |
| 528 Beach 32 Street | QN | 2 | D |
| 36 Arion Place | BK | 2 | B |
| 1122 Greene Avenue | BK | 2 | A |
| 507 Van Buren Street | BK | 2 | D |
| 218-52 Hempstead Avenue | QN | 2 | A |
| 859 Belmont Avenue | BK | 2 | C |
| 152 Glen Street | BK | 2 | C |
| 4417 8 Avenue | BK | 2 | D |
| 338 Schenck Avenue | BK | 1 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-03-05 | Mortgage $255,000 — from DOWNIE, SHANEQUE SHOLANDA to CITIZENS BANK, N.A | $255,000 | |
| 2025-10-31 | Deed $148,500 — from U.S. BANK TRUST COMPANY, NATIONAL ASSOCI to DOWNIE, SHANEQUE S | $148,500 | |
| 2025-10-09 | Sold for $148,500 | $148,500 | $7,071 |
| 2025-10-09 | Sold for $148,500 | $148,500 | $7,071 |
| 2025-05-16 | Deed $199,508 — from CARRINGTON, SHAWN A; NAIMAN, ESQ., STEVEN to U.S. BANK TRUST COMPANY, NATIONAL ASSOCI | $199,508 | |
| 2025-05-02 | Sold for $199,508 | $199,508 | $9,500 |
| 2024-03-18 | Deed $306,458 — from LASPINA, GREGORY M. to U.S. BANK TRUST NATIONAL ASSOCIATION | $306,458 | |
| 2024-02-22 | Sold for $306,458 | $306,458 | $14,593 |
| 2024-02-12 | AL&R $176,250 — from HELP NEXT DOOR LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $176,250 | |
| 2024-02-12 | Mortgage $176,250 — from HELP NEXT DOOR LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $176,250 | |
| 2023-12-05 | Deed $71,000 — from JOSEPH R. VASILE to E98 BH MAZAL LLC | $71,000 | |
| 2023-09-26 | Sold for $71,000 | $71,000 | $3,381 |
| 2023-05-12 | Deed $160,000 — from ROSENBLUM, MYRA SUE to LUQUE, PEGGY | $160,000 | |
| 2023-05-09 | Sold for $160,000 | $160,000 | $7,619 |
| 2023-05-03 | M&CON $138,879 — from DOXY, BLACKSON to NEWREZ LLC; SHELLPOINT MORTGAGE SERIVICING | $138,879 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 2 | 11 | 0 | 14 |
| 2018 | 0 | 60 | 5 | 1 | 66 |
| 2019 | 1 | 23 | 9 | 1 | 34 |
| 2020 | 1 | 10 | 9 | 2 | 22 |
| 2021 | 0 | 6 | 15 | 1 | 22 |
| 2022 | 0 | 5 | 5 | 0 | 10 |
| 2023 | 2 | 8 | 7 | 0 | 17 |
| 2024 | 2 | 12 | 11 | 0 | 25 |
| 2025 | 1 | 7 | 15 | 0 | 23 |
| 2026 | 0 | 4 | 5 | 0 | 9 |
Every one of the 669 recorded events, 1989–2026, 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