458 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 151 HPD housing violations, 131 311 service requests, 75 HPD complaints.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 87% 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 168. In ZIP 11421, 84% of residential buildings hold an A and 3% 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 | 8 total — 3 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2024-03-29. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$6,200 in enforcement penalties imposed (ECB/OATH) in the last three years.
77 service requests in the last three years. Most common: UNSANITARY CONDITION (16) · PAINT/PLASTER (16) · Illegal Parking (12) · WATER LEAK (10) · PLUMBING (5) · Abandoned Vehicle (4).
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 (1942) |
| Yes | Six or more residential units (28) |
| 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) | Woodhaven Court 96, LLC |
| Head officer | SCOTT SILVERMAN |
| Managing agent | BRONSTEIN PROPERTIES LLC |
| Last registered | 2025-08-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,788,000 | $804,600 |
| 2026 | $1,775,000 | $798,750 |
| 2027 | $1,866,000 | $839,700 |
The city's market estimate has risen 4% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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 | Woodhaven Blvd — J Z · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Woodhaven Blvd / 91 Av — Q52-SBS Q53-SBS · 750 ft · Select Bus Service |
| School zones (2024–25 map) | Elementary: P.S. 254 - The Rosa Parks School 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.
89-43 96 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 |
77 311 service requests from this address in the last three years.
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 BRONSTEIN PROPERTIES LLC — 140 buildings, 5,632 units. Grades across the portfolio: A56 · B52 · C20 · D11 · F1. See the whole portfolio
showing 60 of 140 buildings
Most recent mortgage recorded against this lot: $147,385 on 2023-01-26 (lender: Webster Bank, National Association). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-01-26 | Mortgage $147,386 — from WOODHAVEN COURT 96 LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $147,386 | |
| 2023-01-26 | AL&R $2,900,000 — from WOODHAVEN COURT 96 LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $2,900,000 | |
| 2023-01-26 | Agreement $2,900,000 — from WOODHAVEN COURT 96 LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $2,900,000 | |
| 2017-08-31 | Deed $5,200,000 — from RUHNKE, GERALD to WOODHAVEN COURT 96 LLC | $5,200,000 | |
| 2017-08-31 | Mortgage $2,222,720 — from WOODHAVEN COURT 96 LLC to SIGNATURE BANK | $2,222,720 | |
| 2017-08-31 | Agreement $3,000,000 — from WOODHAVEN COURT 96 LLC to SIGNATURE BANK | $3,000,000 | |
| 2017-08-31 | AL&R $3,000,000 — from WOODHAVEN COURT 96 LLC to SIGNATURE BANK | $3,000,000 | |
| 2017-08-23 | Sold for $5,200,000 | $5,200,000 | $185,714 |
| 2011-09-27 | Mortgage $107,582 — from RUHNKE, GERALD to JPMORGAN CHASE BANK, N.A. | $107,582 | |
| 2011-09-27 | Agreement $875,000 — from RUHNKE, GERALD to JPMORGAN CHASE BANK N.A. | $875,000 | |
| 2004-09-22 | DEEDO $2,475,000 — from 8943 96TH ST LLC to RUHNKE, GERALD | $2,475,000 | |
| 2004-09-22 | Agreement $900,000 — from FLJANKOVIC, PREDRAG; FLJANKOVIC, SINISA; FLJANKOVIC, DRAGINJA; 8943 96TH ST LLC; FLJANKOVI to FANNIE MAE; RUHNKE, GERALD | $900,000 | |
| 2001-05-15 | Mortgage $626,788 — from FLJANKOVIC, DUSICA; FLJANKOVIC, PREDRAG; FLJANKOVIC, DRAGINJA; FLJANKOVIC, SINISA to INDEPENDENCE COMMUNITY BANK | $626,788 | |
| 1996-02-01 | Mortgage $450,000 — from FLJANKOVIC, SINISA; FLJANKOVIC, DUSICA; FLJANKOVIC, DRAGINJA; FLJANKOVIC, PREDRAG to EMIGRANT FUNDING CORP. | $450,000 | |
| 1996-02-01 | Mortgage $450,000 — from FLJANKOVIC, DUSICA; FLJANKOVIC, PREDRAG; FLJANKOVIC, DRAGINJA; FLJANKOVIC, SINISA to EMIGRANT FUNDING CORPORATION | $450,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 0 | 7 | 0 | 7 |
| 2018 | 0 | 0 | 0 | 0 | 0 |
| 2019 | 0 | 4 | 0 | 1 | 5 |
| 2020 | 0 | 11 | 0 | 1 | 12 |
| 2021 | 1 | 21 | 0 | 1 | 23 |
| 2022 | 2 | 41 | 0 | 1 | 44 |
| 2023 | 2 | 8 | 5 | 1 | 16 |
| 2024 | 2 | 196 | 0 | 1 | 199 |
| 2025 | 1 | 42 | 0 | 2 | 45 |
| 2026 | 6 | 33 | 0 | 1 | 40 |
Every one of the 458 recorded events, 1900–2026, 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