3,850 recorded events, 1966–2026, from 21 city data systems. The city's paper trail here is mostly 1,400 311 service requests, 1,124 HPD complaints, 525 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 93% 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 75.5. 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 | 82 total — 21 class C (immediately hazardous), 54 class B, 7 class A. Oldest open since 2017-02-01. |
status snapshot refreshed weekly from HPD records
509 heat or hot-water complaints in the last three years (winter 2023–24: 150 · winter 2024–25: 219 · winter 2025–26: 134). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$6,875 in enforcement penalties imposed (ECB/OATH) in the last three years.
540 service requests in the last three years. Most common: HEAT/HOT WATER (246) · Noise (89) · Elevator (55) · UNSANITARY CONDITION (21) · Illegal Parking (19) · ELECTRIC (15).
$242,650 in permitted construction work filed since 2016 (11 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 (1965) |
| Yes | Six or more residential units (207) |
| 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 Corporation |
| Head officer | Michael Otterman |
| 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 | $19,090,000 | $8,590,500 |
| 2026 | $19,348,000 | $8,706,600 |
| 2027 | $19,394,000 | $8,727,300 |
The city's market estimate has risen 2% 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 $4,529,576 a year ($20.11 per sq ft), operating expenses $2,218,614 ($9.85 per sq ft), net operating income $2,310,962. 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.
3 street-flooding or sewer-backup complaints at this address since 2023 (2 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 14-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 99 St / 55 Av — Q14 · 250 ft |
| Citi Bike | 57 Ave & 98 Pl · 200 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.
55-25 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 |
540 311 service requests from this address in the last three years — 246 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 |
|---|---|---|---|
| 2026-09-28 | RPTT&RET $342,732 — from SHERWOOD GROVE LLC to MIN, HTET NAY; MIN, SITHU | $342,732 | |
| 2026-09-18 | Sold for $342,732 | $342,732 | $1,656 |
| 2026-07-30 | RPTT&RET $332,310 — from SHERWOOD GROVE LLC to CHEN, XIAOLAN | $332,310 | |
| 2026-07-22 | Sold for $332,310 | $332,310 | $1,605 |
| 2026-07-21 | RPTT&RET $400,000 — from CHEN, YA QING to NIE, YAXIONG | $400,000 | |
| 2026-07-21 | RPTT&RET $400,000 — from CHEN, YA QING to NIE, YAXIONG | $400,000 | |
| 2026-07-16 | Sold for $400,000 | $400,000 | $1,932 |
| 2026-05-05 | RPTT&RET $310,000 — from GOMEZ, JUAN DAVID to GOMEZ, KEVIN JOEL; TENESACA, KASY JOHANA LOJANO | $310,000 | |
| 2026-04-22 | Sold for $310,000 | $310,000 | $1,498 |
| 2026-01-22 | RPTT&RET $300,000 — from JIANG, FU QIU to LING, ANNIE | $300,000 | |
| 2026-01-15 | Sold for $300,000 | $300,000 | $1,449 |
| 2025-12-09 | RPTT&RET $380,000 — from ZHU, YING to WU, SHAOHUA | $380,000 | |
| 2025-12-08 | Sold for $380,000 | $380,000 | $1,836 |
| 2025-12-05 | RPTT&RET $360,000 — from CHEN, LING XIAO to REN, YAN FANG; LU, KAREN | $360,000 | |
| 2025-12-02 | Sold for $360,000 | $360,000 | $1,739 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 16 | 69 | 24 | 0 | 111 |
| 2018 | 0 | 10 | 71 | 12 | 1 | 94 |
| 2019 | 0 | 11 | 87 | 7 | 4 | 109 |
| 2020 | 0 | 8 | 128 | 15 | 1 | 152 |
| 2021 | 6 | 5 | 229 | 17 | 2 | 259 |
| 2022 | 9 | 10 | 314 | 13 | 9 | 355 |
| 2023 | 0 | 5 | 279 | 21 | 3 | 308 |
| 2024 | 0 | 7 | 420 | 28 | 8 | 463 |
| 2025 | 11 | 13 | 331 | 109 | 12 | 476 |
| 2026 | 0 | 9 | 302 | 11 | 7 | 329 |
Every one of the 3,850 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