2,008 recorded events, 1966–2026, from 21 city data systems. The city's paper trail here is mostly 1,024 311 service requests, 251 HPD complaints, 247 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 75% 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 18.4. In ZIP 11368, 62% 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 | 7 total — 0 class C (immediately hazardous), 5 class B, 2 class A. Oldest open since 2025-12-10. |
| Active vacate order | 2 unit(s) under an unrescinded HPD vacate order |
status snapshot refreshed weekly from HPD records
14 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2025–26: 6). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
$2,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
161 service requests in the last three years. Most common: Noise (58) · Elevator (51) · Illegal Parking (12) · HEAT/HOT WATER (7) · UNSANITARY CONDITION (5) · Vendor Enforcement (3).
$88,600 in permitted construction work filed since 2016 (8 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 (1964) |
| Yes | Six or more residential units (138) |
| 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) | SHERWOOD VILLAGE OWNERS CORP |
| Head officer | OTTERMAN MICHAEL |
| Managing agent | Norcor Management |
| Last registered | 2025-07-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $12,867,000 | $5,790,150 |
| 2026 | $22,794,440 | $10,257,498 |
| 2027 | $20,097,000 | $9,043,650 |
The city's market estimate has risen 56% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2021 estimate: gross income $2,742,710 a year ($18.34 per sq ft), operating expenses $1,096,187 ($7.33 per sq ft), net operating income $1,646,523. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
2 street-flooding or sewer-backup complaints at this address since 2022 (1 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 | Woodhaven Blvd — M R · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 57 Av / 98 St — Q14 · 200 ft |
| Citi Bike | 57 Ave & 98 Pl · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Elm Tree Elementary School Middle: I.S. 061 Leonardo Da Vinci. 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.
55-30 98 Place
| 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 |
161 311 service requests from this address in the last three years — 7 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 NORCOR MANAGEMENT CORP — 15 buildings, 1,131 units. Grades across the portfolio: A8 · B5 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 55-25 98 Place | QN | 207 | C |
| 42-15 43 Avenue | QN | 154 | B |
| 99-04 57 Avenue | QN | 149 | C |
| 55-30 98 Place | QN | 138 | B |
| 43-42 45 Street | QN | 88 | A |
| 143-07 Sanford Avenue | QN | 78 | A |
| 35-91 161 Street | QN | 70 | A |
| 142-20 41 Avenue | QN | 62 | A |
| 35-15 75 Street | QN | 59 | A |
| 41-29 41 Street | QN | 50 | A |
| 147-37 Roosevelt Avenue | QN | 48 | A |
| 41-24 45 Street | QN | 8 | B |
| 41-22 45 Street | QN | 8 | B |
| 35-15 72 Street | QN | 6 | B |
| 52-08 Roosevelt Avenue | QN | 6 | A |
Most recent mortgage recorded against this lot: $800,000 on 2015-03-25 (lender: New York Commercial Bank), covering 3 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-12-30 | RPTT&RET $300,000 — from SHERWOOD GROVE LLC to CEN, YI XIN ZHANG | $300,000 | |
| 2025-12-23 | Sold for $300,000 | $300,000 | $2,174 |
| 2025-11-14 | RPTT&RET $306,800 — from CEBALLOS LOAIZA, CARMEN R to CHEN, CHUNBIN | $306,800 | |
| 2025-11-13 | Sold for $306,800 | $306,800 | $2,223 |
| 2025-07-17 | RPTT&RET $250,000 — from HUANG, XIN HE to QIU, LUO YI | $250,000 | |
| 2025-06-30 | Sold for $250,000 | $250,000 | $1,812 |
| 2025-06-26 | RPTT&RET $220,000 — from WONG, SAU LIN to CHEN, YUANYI | $220,000 | |
| 2025-06-16 | Sold for $220,000 | $220,000 | $1,594 |
| 2025-06-09 | RPTT&RET $487,605 — from SHERWOOD COMPLEX LLC to CONDO UNITS L.P. | $487,605 | |
| 2025-06-09 | RPTT&RET $487,605 — from SHERWOOD COMPLEX LLC to CONDO UNITS L.P. | $487,605 | |
| 2025-06-09 | RPTT&RET $487,605 — from SHERWOOD COMPLEX LLC to CONDO UNITS L.P. | $487,605 | |
| 2025-06-09 | RPTT&RET $487,605 — from SHERWOOD COMPLEX LLC to CONDO UNITS L.P. | $487,605 | |
| 2025-06-06 | RPTT&RET $19,405,109 — from SHERWOOD COMPLEX LLC to SHERWOOD GROVE LLC | $19,405,109 | |
| 2025-06-06 | RPTT&RET $19,405,109 — from SHERWOOD COMPLEX LLC to SHERWOOD GROVE LLC | $19,405,109 | |
| 2025-06-06 | RPTT&RET $19,405,109 — from SHERWOOD COMPLEX LLC to SHERWOOD GROVE LLC | $19,405,109 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 4 | 87 | 5 | 4 | 102 |
| 2018 | 1 | 11 | 91 | 13 | 2 | 118 |
| 2019 | 0 | 2 | 81 | 9 | 4 | 96 |
| 2020 | 0 | 3 | 172 | 15 | 1 | 191 |
| 2021 | 0 | 4 | 126 | 6 | 0 | 136 |
| 2022 | 8 | 9 | 82 | 20 | 3 | 122 |
| 2023 | 2 | 15 | 69 | 10 | 3 | 99 |
| 2024 | 3 | 9 | 39 | 14 | 1 | 66 |
| 2025 | 13 | 5 | 44 | 81 | 4 | 147 |
| 2026 | 0 | 13 | 113 | 0 | 2 | 128 |
Every one of the 2,008 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11368 · Landlord rankings · How grades work · The map · The Mice Map