1,648 recorded events, 1966–2026, from 19 city data systems. The city's paper trail here is mostly 445 311 service requests, 333 HPD complaints, 326 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 63% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 45.7. In ZIP 11373, 73% of residential buildings hold an A and 4% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 282 total — 41 class C (immediately hazardous), 216 class B, 25 class A. Oldest open since 1988-02-05. |
status snapshot refreshed weekly from HPD records
58 heat or hot-water complaints in the last three years (winter 2023–24: 14 · winter 2024–25: 20 · winter 2025–26: 22). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$23,120 in enforcement penalties imposed (ECB/OATH) in the last three years.
72 service requests in the last three years. Most common: HEAT/HOT WATER (29) · UNSANITARY CONDITION (9) · GENERAL (6) · Noise (5) · PLUMBING (5) · Rodent (4).
$162,680 in permitted construction work filed since 2016 (10 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 (68) |
| 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) | Karen Gardens Apt Corp |
| Head officer | Joel Abreu |
| Managing agent | Total Management NYC |
| Last registered | 2026-03-26 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $8,246,000 | $3,710,700 |
| 2026 | $8,796,000 | $3,958,200 |
| 2027 | $9,496,000 | $4,273,200 |
The city's market estimate has risen 15% 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 $1,529,811 a year ($26.46 per sq ft), operating expenses $459,059 ($7.94 per sq ft), net operating income $1,070,752. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 33/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NO4FUEL |
| Facade (Local Law 11) | UNSAFE — unsafe conditions reported (cycle 9) |
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 | Woodhaven Blvd — M R · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Woodhaven Blvd / Wetherole St — Q11 Q14 Q29 · 450 ft |
| Citi Bike | Woodhaven Blvd & Hoffman Dr · 0.2 mi · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 102 Bayview Middle: I.S. 73 - The Frank Sansivieri Intermediate School. 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.
86-05 60 Road
| 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 |
72 311 service requests from this address in the last three years — 29 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 TOTAL MANAGEMENT NYC — 29 buildings, 1,789 units. Grades across the portfolio: A17 · B9 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 26-20 Whitestone Ep SR W | QN | 252 | A |
| 764 Brady Avenue | BX | 202 | B |
| 29-08 139 Street | QN | 168 | A |
| 42-20 Kissena Boulevard | QN | 102 | C |
| 144-44 41 Avenue | QN | 97 | B |
| 192-02 39 Avenue | QN | 96 | A |
| 83-06 Vietor Avenue | QN | 86 | A |
| 86-10 34 Avenue | QN | 84 | A |
| 143-43 41 Avenue | QN | 76 | A |
| 86-05 60 Road | QN | 68 | B |
| 140 Claremont Avenue | MN | 61 | A |
| 65-38 Booth Street | QN | 60 | A |
| 754 Brady Avenue | BX | 59 | A |
| 758 Brady Avenue | BX | 58 | B |
| 762 Brady Avenue | BX | 55 | A |
| 2330 Hoffman Street | BX | 46 | A |
| 398 Oliver Place | BX | 44 | A |
| 147-37 Beech Avenue | QN | 40 | A |
| 42-22 Union Street | QN | 32 | A |
| 180 Davis Avenue | BX | 22 | C |
| 31-22 Union Street | QN | 20 | B |
| 200 Bay 22 Street | BK | 16 | A |
| 590 East 187 Street | BX | 12 | A |
| 2511 Hughes Avenue | BX | 9 | B |
| 25-47 23 Street | QN | 8 | A |
| 3707 East Tremont Avenue | BX | 7 | C |
| 576 East 189 Street | BX | 3 | B |
| 574 East 189 Street | BX | 3 | B |
| 578 East 189 Street | BX | 3 | B |
Most recent mortgage recorded against this lot: $2,138,222 on 2026-01-07 (lender: Morgan Stanley Bank, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-01-07 | AL&R $5,000,000 — from KAREN GARDENS APARTMENT CORP. to MORGAN STANLEY BANK, N.A. | $5,000,000 | |
| 2026-01-07 | Agreement $5,000,000 — from KAREN GARDENS APARTMENT CORP. to MORGAN STANLEY BANK, N.A. | $5,000,000 | |
| 2026-01-07 | Mortgage $2,138,222 — from KAREN GARDENS APARTMENT CORP. to MORGAN STANLEY BANK, N.A. | $2,138,222 | |
| 2024-08-23 | Sold for $230,000 | $230,000 | $3,382 |
| 2024-08-23 | RPTT&RET $230,000 — from NGUYEN, CHRISTOPHER to LEUNG, CHRISTOPHER | $230,000 | |
| 2024-07-11 | RPTT&RET $145,000 — from PICHITKWIN, PIHSINI; PALAKORNKITWATANA, SUPRAWEE to PRASAD, VISHAL; PRASAD, INSOOK; PRASAD, BIPIN | $145,000 | |
| 2024-06-26 | Sold for $145,000 | $145,000 | $2,132 |
| 2024-03-04 | RPTT&RET $230,000 — from GARCES, MARTHA to GALLENERO, SHELIA MARIE A; GALLENERO, SAUL Y | $230,000 | |
| 2024-02-21 | RPTT&RET $227,000 — from GOWANI, YASMEEN to CHOPURIAN, DAVANIA; CHOPURIAN, STEPHANIE | $227,000 | |
| 2023-11-08 | Sold for $227,000 | $227,000 | $3,338 |
| 2023-07-21 | RPTT&RET $120,000 — from LI, ZONG DONG; WANG, SHI YANG to RASHID, ALI | $120,000 | |
| 2023-07-20 | Sold for $120,000 | $120,000 | $1,765 |
| 2023-02-15 | Sold for $230,000 | $230,000 | $3,382 |
| 2022-02-17 | RPTT&RET $215,000 — from CHENG, KA K to LAM, CARLOS | $215,000 | |
| 2022-02-08 | Sold for $215,000 | $215,000 | $3,162 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 15 | 33 | 9 | 4 | 64 |
| 2018 | 6 | 5 | 15 | 6 | 3 | 35 |
| 2019 | 4 | 2 | 56 | 4 | 1 | 67 |
| 2020 | 0 | 7 | 44 | 2 | 3 | 56 |
| 2021 | 2 | 20 | 205 | 0 | 2 | 229 |
| 2022 | 1 | 6 | 111 | 4 | 2 | 124 |
| 2023 | 0 | 4 | 73 | 4 | 3 | 84 |
| 2024 | 0 | 5 | 62 | 6 | 1 | 74 |
| 2025 | 0 | 3 | 73 | 0 | 2 | 78 |
| 2026 | 2 | 2 | 36 | 13 | 2 | 55 |
Every one of the 1,648 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11373 · Landlord rankings · How grades work · The map · The Mice Map