648 recorded events, 1968–2026, from 18 city data systems. The city's paper trail here is mostly 189 311 service requests, 97 HPD complaints, 66 ECB/OATH violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 38. In ZIP 11435, 78% of residential buildings hold an A and 6% 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 | 25 total — 12 class C (immediately hazardous), 10 class B, 3 class A. Oldest open since 2023-12-29. |
| Pending HPD litigation | 1 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
73 heat or hot-water complaints in the last three years (winter 2023–24: 43 · winter 2024–25: 4 · winter 2025–26: 17). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
112 service requests in the last three years. Most common: HEAT/HOT WATER (33) · UNSANITARY CONDITION (29) · Noise (9) · PLUMBING (6) · GENERAL (4) · APPLIANCE (4).
$7,000 in permitted construction work filed since 2016 (3 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.
| No | Built before 1974 (2017) |
| Yes | Six or more residential units (109) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | 88th Ave Realty DE LLC |
| Head officer | Doug Oberfield |
| Managing agent | AKAM ASSOCIATES, INC. |
| Last registered | 2025-08-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $21,500,000 | $9,675,000 |
| 2026 | $21,738,000 | $9,782,100 |
| 2027 | $24,949,000 | $11,227,050 |
The city's market estimate has risen 16% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 35YR WITH AFF HOUSING PCT
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
In the city's stormwater flood map only under the extreme-storm scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
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 | Sutphin Blvd — F · 750 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 88 Av / Sutphin Blvd — Q40 · 700 ft |
| School zones (2024–25 map) | Elementary: P.S. 182 Samantha Smith Middle: J.H.S. 217 Robert A. Van Wyck. 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.
148-33 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 |
112 311 service requests from this address in the last three years — 33 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 AKAM ASSOCIATES, INC. — 372 buildings, 55,744 units. Grades across the portfolio: A328 · B33 · C5. See the whole portfolio
showing 60 of 372 buildings
Most recent mortgage recorded against this lot: $5,200,000 on 2022-10-21 (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 |
|---|---|---|---|
| 2022-10-21 | AL&R $35,200,000 — from 88 AVE REALTY DE LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $35,200,000 | |
| 2022-10-21 | Agreement $35,200,000 — from 88 AVE REALTY DE LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $35,200,000 | |
| 2022-10-21 | Mortgage $5,200,000 — from 88 AVE REALTY DE LLC to WEBSTER BANK, NATIONAL ASSOCIATION | $5,200,000 | |
| 2021-04-28 | Mortgage $8,808,619 — from 88 AVE REALTY DE LLC to MF1 CAPITAL LLC | $8,808,619 | |
| 2021-04-28 | Mortgage $600,000 — from 88 AVE REALTY DE LLC to MF1 CAPITAL LLC | $600,000 | |
| 2021-04-28 | Mortgage $91,381 — from 88 AVE REALTY DE LLC to MF1 CAPITAL LLC | $91,381 | |
| 2021-04-28 | Agreement $20,591,381 — from 88 AVE REALTY DE LLC to MF1 CAPITAL LLC | $20,591,381 | |
| 2017-05-22 | Mortgage $17,800,000 — from 88 AVE REALTY, LLC to BANK OF HOPE | $17,800,000 | |
| 2017-05-22 | Agreement $20,500,000 — from 88 AVE REALTY, LLC to BANK OF HOPE | $20,500,000 | |
| 2017-05-22 | AL&R $20,500,000 — from 88 AVE REALTY, LLC to BANK OF HOPE | $20,500,000 | |
| 2014-05-27 | Deed $5,420,000 — from IKI ASSOCIATES LLC to 88 AVE REALTY, LLC | $5,420,000 | |
| 2014-05-27 | Mortgage $2,700,000 — from 88 AVE REALTY, LLC to CATHAY BANK | $2,700,000 | |
| 2006-04-13 | Deed $4,350,000 — from ADER, LINDA; SHAMES, CO-EXECUTOR, SHEILA; SHAPIRO, CO-EXECUTOR, HERMAN; WORBY, C0-EXECUTOR to IKI ASSOCIATES LLC | $4,350,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 10 | 29 | 28 | 4 | 0 | 71 |
| 2018 | 14 | 58 | 15 | 0 | 0 | 87 |
| 2019 | 9 | 37 | 9 | 0 | 1 | 56 |
| 2020 | 11 | 8 | 3 | 0 | 0 | 22 |
| 2021 | 11 | 7 | 8 | 17 | 0 | 43 |
| 2022 | 5 | 3 | 4 | 7 | 0 | 19 |
| 2023 | 7 | 1 | 67 | 0 | 0 | 75 |
| 2024 | 0 | 2 | 33 | 0 | 0 | 35 |
| 2025 | 0 | 1 | 20 | 0 | 0 | 21 |
| 2026 | 0 | 2 | 182 | 0 | 0 | 184 |
Every one of the 648 recorded events, 1968–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11435 · Landlord rankings · How grades work · The map · The Mice Map