1,473 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 544 HPD complaints, 544 311 service requests, 223 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 89% 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 55.3. In ZIP 11432, 84% of residential buildings hold an A and 4% 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 | 24 total — 9 class C (immediately hazardous), 10 class B, 5 class A. Oldest open since 2003-07-24. |
status snapshot refreshed weekly from HPD records
393 heat or hot-water complaints in the last three years (winter 2023–24: 151 · winter 2024–25: 52 · winter 2025–26: 185). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
296 service requests in the last three years. Most common: HEAT/HOT WATER (183) · Noise (31) · UNSANITARY CONDITION (19) · Elevator (18) · PLUMBING (7) · DOOR/WINDOW (6).
$338,849 in permitted construction work filed since 2016 (5 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 (1962) |
| Yes | Six or more residential units (162) |
| 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) | HORIZON HOUSE CO. LLC |
| Head officer | ELIZABETH CRANE |
| Managing agent | FLAT MGT LLC |
| Last registered | 2025-08-27 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $11,156,000 | $5,020,200 |
| 2026 | $11,434,000 | $5,145,300 |
| 2027 | $11,455,000 | $5,154,750 |
The city's market estimate has risen 3% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (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.
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 | 169 St — F · 900 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Hillside Av / 164 St — Q1 Q43 · 550 ft |
| School zones (2024–25 map) | Elementary: The Queens School for Leadership and Excellence Middle: M.S. 358. 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.
88-35 164 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 |
296 311 service requests from this address in the last three years — 183 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 FLAT MGT LLC — 9 buildings, 387 units. Grades across the portfolio: A6 · B1 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 88-35 164 Street | QN | 162 | C |
| 300 Lenox Road | BK | 76 | A |
| 2157 Wallace Avenue | BX | 72 | B |
| 1880 East 4 Street | BK | 35 | A |
| 501 Avenue R | BK | 30 | A |
| 1716 East 4 Street | BK | 6 | A |
| 505 Kings Highway | BK | 2 | A |
| 1744 East 3 Street | BK | 2 | A |
| 516 Kings Highway | BK | 2 | C |
Most recent mortgage recorded against this lot: $5,900,000 on 2020-03-25 (lender: Apple Bank For Savings). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2020-03-25 | Mortgage $5,900,000 — from HORIZON HOUSE COMPANY, LLC to APPLE BANK FOR SAVINGS | $5,900,000 | |
| 2020-03-25 | AL&R $5,900,000 — from HORIZON HOUSE COMPANY, LLC to APPLE BANK FOR SAVINGS | $5,900,000 | |
| 2020-02-14 | Agreement $18,200,000 — from DAN ASSOCIATES LLC; MIDLANE FIRST ASSOCIATES, LLC; AF&G REALTY ASSOCIATES, LLC; HORIZON HO to TD BANK, N.A. | $18,200,000 | |
| 2013-01-23 | RPTT&RET $7,079,281 — from ESTATE OF BERNARD AISENBERG; TAYLOR , AMY; CRANE, ELIZABETH; KRIGER SCHAFFER, PATRICIA; LU to ESTATE OF BERNARD AISENBERG; CRANE, ELIZABETH; POOLE, JONATHAN; CHESTNUT BEACON | $7,079,281 | |
| 2013-01-16 | Mortgage $18,200,000 — from AF&G REALTY ASSOCIATES, LLC; HORIZON HOUSE COMPANY, LLC; MIDLANE FIRST ASSOCIATES, LLC; DA to TD BANK, N.A. | $18,200,000 | |
| 2013-01-16 | AL&R $18,200,000 — from AF&G REALTY ASSOCIATES, LLC; DAN ASSOCIATES LLC; HORIZON HOUSE COMPANY, LLC; MIDLANE FIRST to TD BANK, N.A. | $18,200,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 3 | 27 | 0 | 1 | 34 |
| 2018 | 0 | 3 | 17 | 0 | 1 | 21 |
| 2019 | 0 | 0 | 50 | 0 | 2 | 52 |
| 2020 | 0 | 2 | 14 | 7 | 1 | 24 |
| 2021 | 4 | 0 | 22 | 0 | 1 | 27 |
| 2022 | 1 | 4 | 87 | 0 | 3 | 95 |
| 2023 | 3 | 2 | 225 | 0 | 2 | 232 |
| 2024 | 0 | 1 | 122 | 0 | 1 | 124 |
| 2025 | 0 | 0 | 142 | 0 | 1 | 143 |
| 2026 | 5 | 2 | 393 | 0 | 3 | 403 |
Every one of the 1,473 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11432 · Landlord rankings · How grades work · The map · The Mice Map