1,798 recorded events, 1900–2026, from 21 city data systems. The city's paper trail here is mostly 429 ACRIS deeds & mortgages, 404 311 service requests, 151 DOF property sales.
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 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 2.9. 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 | 6 total — 0 class C (immediately hazardous), 2 class B, 4 class A. Oldest open since 2023-11-15. |
status snapshot refreshed weekly from HPD records
16 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 8 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
3 bedbug-infested unit(s) reported in filings over the last three years.
$625 in enforcement penalties imposed (ECB/OATH) in the last three years.
64 service requests in the last three years. Most common: Noise (16) · Illegal Parking (14) · HEAT/HOT WATER (8) · Dirty Condition (2) · Street Sweeping Complaint (2) · ELECTRIC (2).
$8,220,653 in permitted construction work filed since 2016 (55 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 (1958) |
| Yes | Six or more residential units (360) |
| 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) | Southridge, Sec. 2 |
| Head officer | MICHELLE ABUBO |
| Managing agent | HIGHRISE PROPERTY MANAGEMENT |
| Last registered | 2026-01-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $26,866,000 | $12,089,700 |
| 2026 | $26,871,000 | $12,091,950 |
| 2027 | $25,698,000 | $11,564,100 |
The city's market estimate has fallen 4% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · DISABLED HOMEOWNER · 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 $7,077,798 a year ($17.88 per sq ft), operating expenses $3,752,658 ($9.48 per sq ft), net operating income $3,325,140. 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 78/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 10) |
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 2018 (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 · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Northern Blvd / 92 St — Q63 Q66 · 400 ft |
| Citi Bike | 34 Ave & 89 St · 700 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: 228 (K-2), 149 (K-5) 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.
33-49 91 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 |
64 311 service requests from this address in the last three years — 8 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: $22,000,000 on 2025-03-28 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-21 | Sold for $150,000 | $150,000 | $417 |
| 2026-09-18 | RPTT&RET $278,000 — from ZHAO, CHAOLI to DOU, JUSTIN | $278,000 | |
| 2026-09-11 | Sold for $278,000 | $278,000 | $772 |
| 2026-08-24 | RPTT&RET $275,820 — from SUSAN BOYLE, AS TRUSTEE; JOHN F. AND DOROTHY M. KENNA TRUST to POWELL, THERESA; POWELL, DAVID | $275,820 | |
| 2026-08-13 | RPTT&RET $200,000 — from HERNANDEZ, JULIA to ADETSANG, CHEDEN L; DOLKAR, CHIME L | $200,000 | |
| 2026-08-13 | Sold for $275,820 | $275,820 | $766 |
| 2026-07-29 | Sold for $200,000 | $200,000 | $556 |
| 2026-07-02 | RPTT&RET $440,000 — from HARIDAS, AJIT to SANTOS, JUSTIN DAVID; ACUNA, TATYANA J | $440,000 | |
| 2026-06-17 | Sold for $440,000 | $440,000 | $1,222 |
| 2026-04-16 | RPTT&RET $280,000 — from NICOLE M. FURRIEL, EXECUTOR; ESTATE OF ARTEMIO SANTIAGO to ALTAF, MUHAMMAD; DIN, AZRA | $280,000 | |
| 2026-04-14 | Sold for $280,000 | $280,000 | $778 |
| 2026-04-13 | RPTT&RET $245,000 — from LAMA, KANDEE to ESPEJO, OLGA | $245,000 | |
| 2026-04-03 | RPTT&RET $465,000 — from ESPEJO, FELIX; ESPEJO, OLGA to LAMA, KANDEE; GYALPO BHUTIA, PEMA | $465,000 | |
| 2026-03-31 | Sold for $465,000 | $465,000 | $1,292 |
| 2026-03-31 | Sold for $245,000 | $245,000 | $681 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 34 | 32 | 42 | 21 | 11 | 140 |
| 2018 | 1 | 2 | 45 | 23 | 4 | 75 |
| 2019 | 13 | 8 | 52 | 37 | 11 | 121 |
| 2020 | 16 | 8 | 31 | 21 | 5 | 81 |
| 2021 | 8 | 5 | 69 | 39 | 9 | 130 |
| 2022 | 16 | 8 | 49 | 39 | 15 | 127 |
| 2023 | 6 | 8 | 50 | 23 | 2 | 89 |
| 2024 | 2 | 12 | 18 | 27 | 2 | 61 |
| 2025 | 31 | 17 | 49 | 77 | 6 | 180 |
| 2026 | 36 | 8 | 29 | 22 | 3 | 98 |
Every one of the 1,798 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