143 recorded events, 1971–2026, from 13 city data systems. The city's paper trail here is mostly 45 311 service requests, 27 ACRIS deeds & mortgages, 23 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 84% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 108.3. In ZIP 11417, 85% of residential buildings hold an A and 3% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 15 total — 3 class C (immediately hazardous), 6 class B, 6 class A. Oldest open since 1986-06-27. |
status snapshot refreshed weekly from HPD records
6 heat or hot-water complaints in the last three years (winter 2023–24: 6).
No bedbug-infested units reported in the last three years of filings.
15 service requests in the last three years. Most common: WATER LEAK (4) · HEAT/HOT WATER (2) · Illegal Parking (2) · Derelict Vehicles (2) · PLUMBING (1) · Noise (1).
$19,200 in permitted construction work filed since 2016 (2 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 (1978) |
| Yes | Six or more residential units (6) |
| 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) | BALSAM VILLAGE 1 LLC |
| Head officer | LAWRENCE BERNSTEIN |
| Managing agent | BALSAM VILLAGE MANAGEMENT LLC |
| Last registered | 2025-07-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $527,000 | $237,150 |
| 2026 | $632,000 | $284,400 |
| 2027 | $758,000 | $341,100 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 of 6 — zone 1 evacuates first.
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 | 88 St — A · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Sutter Av / 85 St — Q112 · 0.2 mi |
| School zones (2024–25 map) | Elementary: P.S. 063 Old South Middle: J.H.S. 202 Robert H. Goddard. 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.
86-14 Dumont 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 |
15 311 service requests from this address in the last three years — 2 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 BALSAM VILLAGE MANAGEMENT LLC — 45 buildings, 268 units. Grades across the portfolio: A32 · B11 · C1 · D1. See the whole portfolio
Most recent mortgage recorded against this lot: $499,000 on 2019-09-03 (lender: JPMorgan Chase Bank, N.A.), covering 32 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2019-09-03 | Agreement $23,199,000 — from JPMORGAN CHASE BANK, N.A. to BALSAM VILLAGE 1 LLC | $23,199,000 | |
| 2019-09-03 | Mortgage $499,000 — from BALSAM VILLAGE 1 LLC to JPMORGAN CHASE BANK, N.A. | $499,000 | |
| 2017-06-16 | Mortgage $22,700,000 — from BALSAM VILLAGE 2 LLC; BALSAM VILLAGE 1 LLC to JPMORGAN CHASE BANK, N.A. | $22,700,000 | |
| 2017-06-16 | Deed $28,088,889 — from GREENVIEW ARMS, INC.; BALSAM VILLAGE, INC.; OZONE ESTATES to BALSAM VILLAGE 1 LLC | $28,088,889 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 1 | 13 | 7 | 0 | 25 |
| 2018 | 0 | 1 | 5 | 0 | 1 | 7 |
| 2019 | 0 | 0 | 4 | 2 | 1 | 7 |
| 2020 | 0 | 0 | 5 | 0 | 1 | 6 |
| 2021 | 0 | 1 | 0 | 0 | 0 | 1 |
| 2022 | 0 | 0 | 4 | 0 | 0 | 4 |
| 2023 | 0 | 4 | 16 | 0 | 1 | 21 |
| 2024 | 0 | 0 | 21 | 0 | 1 | 22 |
| 2025 | 0 | 1 | 6 | 0 | 1 | 8 |
| 2026 | 0 | 1 | 8 | 0 | 1 | 10 |
Every one of the 143 recorded events, 1971–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11417 · Landlord rankings · How grades work · The map · The Mice Map