251 recorded events, 1991–2026, from 10 city data systems. The city's paper trail here is mostly 82 311 service requests, 52 HPD complaints, 51 HPD housing violations.
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 340.7. In ZIP 11421, 84% of residential buildings hold an A and 3% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 44 total — 7 class C (immediately hazardous), 31 class B, 6 class A. Oldest open since 2003-05-09. |
status snapshot refreshed weekly from HPD records
19 heat or hot-water complaints in the last three years (winter 2023–24: 14 · winter 2025–26: 5). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
20 service requests in the last three years. Most common: HEAT/HOT WATER (8) · PLUMBING (2) · Water System (2) · Illegal Parking (2) · ELECTRIC (1) · Noise (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 (1915) |
| 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) | Security National Servicing Corp |
| Head officer | Karla Ballard |
| Managing agent | Security National Servicing Corp |
| Last registered | 2026-03-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $776,000 | $46,560 |
| 2026 | $793,000 | $47,580 |
| 2027 | $862,000 | $51,720 |
The city's market estimate has risen 11% 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.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 75 St-Elderts Ln — J Z · 750 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Jamaica Av / 77 St — Q56 · 750 ft |
| School zones (2024–25 map) | Elementary: P.S. 097 Forest Park Middle: J.H.S. 210 Elizabeth Blackwell. 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.
76-13 88 Avenue
| 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 |
20 311 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 SECURITY NATIONAL SERVICING CORP — 30 buildings, 88 units. Grades across the portfolio: A2 · B3 · C18 · D5 · F2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 29 Meadow Court | SI | 36 | A |
| 268 Dean Street | BK | 6 | B |
| 25-48 96 Street | QN | 4 | C |
| 40-45 95 Street | QN | 4 | B |
| 58-60 78 Avenue | QN | 2 | D |
| 117 Highland Place | BK | 2 | D |
| 945 East 214 Street | BX | 2 | A |
| 154-17 108 Avenue | QN | 2 | C |
| 107-03 37 Drive | QN | 2 | C |
| 103 Savo Loop | SI | 2 | C |
| 143-40 222 Street | QN | 2 | C |
| 145 Amador Street | SI | 2 | C |
| 76-13 88 Avenue | QN | 2 | F |
| 316 Elverton Avenue | SI | 2 | C |
| 1060 East 103 Street | BK | 2 | C |
| 655 East 85 Street | BK | 2 | D |
| 14-28 Parsons Boulevard | QN | 1 | C |
| 15-37 144 Street | QN | 1 | C |
| 124 Pelican Circle | SI | 1 | C |
| 1740 East 54 Street | BK | 1 | D |
| 118 Lortel Avenue | SI | 1 | C |
| 316 Oriental Boulevard | BK | 1 | B |
| 32-12 Baywater Court | QN | 1 | F |
| 4614 Avenue I | BK | 1 | C |
| 1213 East 35 Street | BK | 1 | C |
| 216-10 115 Court | QN | 1 | C |
| 89-07 85 Street | QN | 1 | C |
| 66 Littlefield Avenue | SI | 1 | C |
| 101-19 158 Avenue | QN | 1 | D |
| 136 Holland Avenue | SI | 1 | C |
Most recent mortgage recorded against this lot: $628,306 on 2015-08-18 (lender: Vanguard Funding 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 |
|---|---|---|---|
| 2023-06-28 | Deed $699,000 — from 88 AVENUE MANAGEMENT, INC.; SANDERSON, RENEE V; HENRY, SELMA; SANDERSON, RENEE to CABANA SERIES V TRUST; U.S. BANK TRUST NATIONAL ASSOCIATION, AS | $699,000 | |
| 2016-09-09 | Deed $13,500 — from SANDERSON, RENEE to 88 AVE MANAGEMENT INC | $13,500 | |
| 2016-05-20 | Sold for $13,500 | $13,500 | $6,750 |
| 2016-05-19 | Deed $636,306 — from HENRY, SELMA to 88 AVE MANAGEMENT INC | $636,306 | |
| 2016-05-12 | Sold for $636,306 | $636,306 | $318,153 |
| 2015-08-18 | Deed $650,000 — from DT WOODHAVEN CORP to SANDERSON, RENEE; HENRY, SELMA | $650,000 | |
| 2015-08-18 | Mortgage $628,306 — from SANDERSON, RENEE; HENRY, SELMA to VANGUARD FUNDING LLC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $628,306 | |
| 2014-10-08 | Mortgage $300,000 — from DT WOODHAVEN CORP to GAUNTLET LENDCO1 LLC | $300,000 | |
| 2014-08-08 | Deed $325,000 — from OKECHUKWA A. DURU, ESQ., AS REFEREE to DT WOODHAVEN CORP. | $325,000 | |
| 2008-03-07 | Deed $45,000 — from O'HARA, HECTOR to CHENET, IRIS R | $45,000 | |
| 1992-02-06 | Mortgage $145,000 — from CHENET, IRIS R; SORRENTINO, RITA; DUNAYEVIH, IVAN R to ARBOR NATIONAL MTG INC | $145,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 2 |
| 2018 | 0 | 78 | 0 | 78 |
| 2019 | 0 | 6 | 0 | 6 |
| 2020 | 0 | 1 | 0 | 1 |
| 2021 | 0 | 8 | 0 | 8 |
| 2022 | 0 | 1 | 3 | 4 |
| 2023 | 1 | 46 | 7 | 54 |
| 2024 | 0 | 15 | 0 | 15 |
| 2025 | 0 | 3 | 0 | 3 |
| 2026 | 0 | 14 | 0 | 14 |
Every one of the 251 recorded events, 1991–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11421 · Landlord rankings · How grades work · The map · The Mice Map