1,207 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 463 311 service requests, 283 HPD complaints, 197 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 71% 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 68.5. In ZIP 11432, 84% 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 | 170 total — 27 class C (immediately hazardous), 108 class B, 35 class A. Oldest open since 1989-01-20. |
status snapshot refreshed weekly from HPD records
102 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 28 · winter 2025–26: 68). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
151 service requests in the last three years. Most common: HEAT/HOT WATER (49) · Noise (36) · PLUMBING (20) · PAINT/PLASTER (11) · WATER LEAK (8) · Blocked Driveway (5).
$197,465 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.
| Yes | Built before 1974 (1962) |
| Yes | Six or more residential units (89) |
| 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) | PARK SANFORD OWNERS CORP. |
| Head officer | Sarah Gaymon |
| Managing agent | VENTURE NY PROPERTY MANAGEMENT LLC |
| Last registered | 2025-07-03 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $5,572,000 | $2,507,400 |
| 2026 | $5,651,000 | $2,542,950 |
| 2027 | $6,293,000 | $2,831,850 |
The city's market estimate has risen 13% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $1,593,925 a year ($23.94 per sq ft), operating expenses $753,020 ($11.31 per sq ft), net operating income $840,905. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 70/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (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.
3 street-flooding or sewer-backup complaints at this address since 2010 (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 | 169 St — F · 950 ft straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Hillside Av / 172 St — Q1 Q3 Q17 Q76 +1 more · 300 ft |
| School zones (2024–25 map) | Elementary: P.S. 095 Eastwood Middle: I.S. 238 - Susan B. Anthony Academy. 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.
87-70 173 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 |
151 311 service requests from this address in the last three years — 49 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 VENTURE NY PROPERTY MANAGEMENT LLC — 123 buildings, 5,133 units. Grades across the portfolio: A101 · B19 · C2 · D1. See the whole portfolio
showing 60 of 123 buildings
Most recent mortgage recorded against this lot: $800,000 on 2016-12-22 (lender: Valley National Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-02-26 | RPTT&RET $110,000 — from LEE, ALEX to LOISEAU, ROBERT | $110,000 | |
| 2026-02-06 | RPTT&RET $100,000 — from ESTATE OF JESUS JORGE SERRET BY MIRTA SE to HOSEIN WEAVER, SHAKIRA | $100,000 | |
| 2026-01-28 | Sold for $110,000 | $110,000 | $1,236 |
| 2026-01-23 | Sold for $100,000 | $100,000 | $1,124 |
| 2025-10-16 | RPTT&RET $210,000 — from RAHMAN CHOWDURY, MD FAZLUR; RAHMAN CHOWDHURY, MD FAZLUR to MAMUN, MA A; LOVELY, JABUN N | $210,000 | |
| 2025-09-29 | Sold for $210,000 | $210,000 | $2,360 |
| 2025-07-23 | RPTT&RET $210,000 — from VELASQUEZ, ALFRED E to MOLLAH, ABDUR R | $210,000 | |
| 2025-06-24 | Sold for $210,000 | $210,000 | $2,360 |
| 2025-04-03 | RPTT&RET $172,000 — from RASHID, SANJIDA N; PARVEEN, RUKSHANA to FARKASH, ZOHAR | $172,000 | |
| 2025-03-27 | Sold for $172,000 | $172,000 | $1,933 |
| 2025-02-12 | RPTT&RET $229,000 — from CHATMON, ROBERT JR to RAHMAN, MASHIUR MD; HOSSAIN, MOHAMMED | $229,000 | |
| 2025-01-27 | Sold for $229,000 | $229,000 | $2,573 |
| 2025-01-06 | RPTT&RET $120,000 — from SZMYGIEL, DOROTEA B to SURUJPAUL, ROOKMINIE | $120,000 | |
| 2024-12-30 | Sold for $120,000 | $120,000 | $1,348 |
| 2024-05-15 | RPTT&RET $190,000 — from HOSEN, ZAKIR to ISLAM, FAISAL | $190,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 1 | 9 | 6 | 0 | 21 |
| 2018 | 2 | 2 | 41 | 2 | 2 | 49 |
| 2019 | 0 | 5 | 14 | 2 | 1 | 22 |
| 2020 | 0 | 4 | 28 | 2 | 3 | 37 |
| 2021 | 0 | 1 | 35 | 8 | 2 | 46 |
| 2022 | 1 | 4 | 40 | 6 | 3 | 54 |
| 2023 | 3 | 1 | 81 | 10 | 2 | 97 |
| 2024 | 0 | 6 | 108 | 5 | 1 | 120 |
| 2025 | 0 | 1 | 150 | 9 | 2 | 162 |
| 2026 | 0 | 0 | 120 | 5 | 1 | 126 |
Every one of the 1,207 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