914 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 210 311 service requests, 197 HPD complaints, 188 ACRIS deeds & mortgages.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 70% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 13.1. In ZIP 11372, 71% of residential buildings hold an A and 7% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 47 total — 9 class C (immediately hazardous), 28 class B, 10 class A. Oldest open since 2009-09-10. |
status snapshot refreshed weekly from HPD records
35 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 2 · winter 2025–26: 27). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
$3,750 in enforcement penalties imposed (ECB/OATH) in the last three years.
70 service requests in the last three years. Most common: HEAT/HOT WATER (17) · Missed Collection (9) · PLUMBING (7) · PAINT/PLASTER (5) · Noise (4) · UNSANITARY CONDITION (4).
$1,722,264 in permitted construction work filed since 2016 (21 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 (1940) |
| Yes | Six or more residential units (114) |
| 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) | The Sherwood 76th Street Owners Corp. |
| Head officer | Louis Fernandez |
| Managing agent | Highrise Property Management |
| Last registered | 2026-03-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $6,742,000 | $3,033,900 |
| 2026 | $7,236,000 | $3,256,200 |
| 2027 | $7,943,000 | $3,574,350 |
The city's market estimate has risen 18% 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 co-op as if it were a rental building. Its 2022 estimate: gross income $1,705,320 a year ($15.79 per sq ft), operating expenses $799,200 ($7.40 per sq ft), net operating income $906,120. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 84/100 (2022 disclosure cycle) |
| 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 2023 (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 | 74 St-Broadway — 7 E F M R · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 75 St / 35 Av — Q47 · 450 ft |
| Citi Bike | 75 St & 35 Ave · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: 222 (K-2), 69 (K-5) Middle: I.S. 230. 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.
35-36 76 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 |
70 311 service requests from this address in the last three years — 17 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 HIGHRISE PROPERTY MANAGEMENT — 40 buildings, 3,703 units. Grades across the portfolio: A27 · B11 · C1 · D1. See the whole portfolio
Most recent mortgage recorded against this lot: $550,000 on 2020-06-09 (lender: Apple Bank For Savings). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-24 | RPTT&RET $950,000 — from EISEN, BENJAMIN; COHN, EMILY to LARROWE, AMY; APRAHAMIAN, DANIEL | $950,000 | |
| 2026-07-17 | Sold for $950,000 | $950,000 | $8,333 |
| 2026-07-07 | RPTT&RET $450,000 — from WATANACHAIYOT, KARA K; WATANACHAIYOT, TRAIRUD J to WILSON, CHRISTOPHER | $450,000 | |
| 2026-07-01 | Sold for $450,000 | $450,000 | $3,947 |
| 2026-02-18 | RPTT&RET $730,000 — from KYLE, LISA R; EICHENBAUM, PETER E to HARIDOPOLOS, ALEXANDRA | $730,000 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-02-02 | RPTT&RET $1,899,022 — from EQUITY, LLC to JOBER MAX LLC | $1,899,022 | |
| 2026-01-22 | Sold for $1,899,022 | $1,899,022 | $16,658 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 1 | 9 | 11 | 0 | 25 |
| 2018 | 6 | 1 | 9 | 18 | 4 | 38 |
| 2019 | 3 | 2 | 11 | 7 | 3 | 26 |
| 2020 | 0 | 0 | 32 | 10 | 1 | 43 |
| 2021 | 2 | 4 | 8 | 11 | 1 | 26 |
| 2022 | 5 | 1 | 10 | 11 | 1 | 28 |
| 2023 | 8 | 11 | 26 | 8 | 2 | 55 |
| 2024 | 12 | 5 | 18 | 2 | 1 | 38 |
| 2025 | 6 | 5 | 18 | 3 | 2 | 34 |
| 2026 | 0 | 0 | 105 | 17 | 1 | 123 |
Every one of the 914 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11372 · Landlord rankings · How grades work · The map · The Mice Map