123 recorded events, 1969–2026, from 9 city data systems. The city's paper trail here is mostly 44 HPD housing violations, 35 311 service requests, 20 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 629.3. In ZIP 11369, 82% of residential buildings hold an A and 4% grade D or F. How grades work
Among 699,345 1-5-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.
12 heat or hot-water complaints in the last three years (winter 2023–24: 12).
No bedbug-infested units reported in the last three years of filings.
21 service requests in the last three years. Most common: HEAT/HOT WATER (6) · ELECTRIC (5) · Snow or Ice (2) · APPLIANCE (2) · UNSANITARY CONDITION (2) · FLOORING/STAIRS (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.
| Yes | Built before 1974 (1930) |
| No | Six or more residential units (2) |
| 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) | GEORGINA LOPEZ; MARIA MARTINEZ |
| Managing agent | GEORGINA LOPEZ |
| Last registered | 2025-06-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,109,000 | $66,540 |
| 2026 | $1,326,000 | $79,560 |
| 2027 | $1,342,000 | $80,520 |
The city's market estimate has risen 21% between tax years 2025 and 2027.
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 | 90 St-Elmhurst Av — 7 · 0.8 mi straight-line (about a 20-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 89 St / 32 Av — Q49 · 350 ft |
| Citi Bike | 31 Ave & 86 St · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 148 Queens Middle: I.S. 145 Joseph Pulitzer. 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.
31-15 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 |
21 311 service requests from this address in the last three years — 6 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.
Most recent mortgage recorded against this lot: $200,000 on 2026-01-28 (lender: United Wholesale Mortgage LLC) (recorded via MERS). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-01-28 | Deed $1,390,000 — from MARTINEZ, MARIA; LOPEZ, GEORGINA to TENZIN, PENPA | $1,390,000 | |
| 2026-01-28 | Mortgage $200,000 — from TENZIN, PENPA to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; UNITED WHOLESALE MORTGAGE LLC | $200,000 | |
| 2026-01-12 | Sold for $1,390,000 | $1,390,000 | $695,000 |
| 2003-08-19 | Mortgage $500,000 — from LOPEZ, GEORGINA; MARTINEZ, MARIA I to MERS, AS NOMINEE; GREENPOINT MORTGAGE FUNDING INC. | $500,000 | |
| 2003-08-19 | Deed $635,000 — from RICOTTA, ROSA; RICOTTA, PIETRO to LOPEZ, GEORGINA; MARTINEZ, MARIA I | $635,000 | |
| 2003-07-08 | Mortgage $412,500 — from RICOTTA, ROSA; RICOTTA, PIETRO to BNY MORTGAGE COMPANY, LLC.; MERS | $412,500 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 |
| 2018 | 0 | 0 | 0 | 0 |
| 2019 | 0 | 0 | 0 | 0 |
| 2020 | 0 | 1 | 0 | 1 |
| 2021 | 0 | 4 | 1 | 5 |
| 2022 | 0 | 0 | 0 | 0 |
| 2023 | 0 | 48 | 0 | 48 |
| 2024 | 1 | 38 | 0 | 39 |
| 2025 | 0 | 0 | 0 | 0 |
| 2026 | 0 | 0 | 3 | 3 |
Every one of the 123 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11369 · Landlord rankings · How grades work · The map · The Mice Map