The city's published records show little recorded distress here in the last three years. More recorded distress than 53% 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 18.5. In ZIP 10024, 70% of residential buildings hold an A and
2% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
2 total — 1 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2026-10-12.
status snapshot refreshed weekly from HPD records
Patterns
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
7 service requests in the last three years. Most common: UNSANITARY CONDITION (4) · Street Sweeping Complaint (1) · Rodent (1) · FLOORING/STAIRS (1).
Filed construction activity
$20,000 in permitted construction work filed since
2016 (1 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.
Rent-stabilization signals
Yes
Built before 1974 (1889)
Yes
Six or more residential units (10)
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 with HPD — the names behind the building
Registered owner(s)
26 WEST 88 REALTY, LLC
Head officer
TERRENCE LOWENBERG
Managing agent
SMICON UWS REALTY MANAGEMENT, LLC
Last registered
2026-07-27
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$5,592,000
$2,516,400
2026
$5,088,000
$2,289,600
2027
$4,279,000
$1,925,550
The city's market estimate has fallen
23% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
Flood exposure
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.
Getting around
Subway
86 St — B C · 300 ft straight-line (about a 1-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Central Park West / W 88 St — M10 · 300 ft
Citi Bike
W 89 St & Columbus Ave · 550 ft · station location as of 2026-09-23; live availability
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.
7 311 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.
Most recent mortgage recorded against this lot: $3,250,000 on
2020-01-29 (lender: Bnb 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
2026-05-04
Agreement $2,904,828 — from SM 26W88 LLC; 26 WEST 88 REALTY LLC to DIME COMMUNITY BANK
$2,904,828
2025-12-08
RPTT&RET $4,230,139 — from DAHL BROTHERS, LLC; MORGAN HILL INVESTMENTS LLC; SHRE, LLC; GAFFNEY NEW YORK HOLDINGS, INC to SMICON MH ACQUISITION LLC
$4,230,139
2020-01-29
AL&R $3,250,000 — from 26 WEST 88 REALTY LLC; SM 26W88 LLC to BNB BANK
$3,250,000
2020-01-29
Agreement $13,500,000 — from SM 28W88 LLC; 26 WEST 88 REALTY LLC; 18 WEST 88 REALTY LLC; SM 37W89 LLC; 28 WEST 88 REALT to BNB BANK
$13,500,000
2020-01-29
Mortgage $3,250,000 — from 26 WEST 88 REALTY LLC; SM 26W88 LLC to BNB BANK
$3,250,000
2018-03-05
SPRD $21,500,000 — from 26 WEST 88 REALTY LLC; 221 WEST 70 REALTY LLC; 37 WEST 89 REALTY LLC; 21 WEST 87 REALTY LL to BANKUNITED, N.A.
$21,500,000
2015-07-01
AL&R $6,000,000 — from SM 30W88 LLC; SM 26W88 LLC; 21 WEST 87 REALTY LLC; SM 28W88 LLC; SM 18W88 LLC; 37 WEST 89 to BANKUNITED, N.A.
$6,000,000
2015-07-01
Mortgage $6,000,000 — from SM 26W88 LLC; SM 18W88 LLC; 26 WEST 88 REALTY LLC; 18 WEST 88 REALTY LLC; SM 30W88 LLC; 21 to BANKUNITED, N.A.
$6,000,000
2015-07-01
AL&R $21,500,000 — from SM 28W88 LLC; SM 21W87 LLC; 37 WEST 89 REALTY LLC; 18 WEST 88 REALTY LLC; 26 WEST 88 REALT to BANKUNITED, N.A.
$21,500,000
2015-07-01
Agreement $21,500,000 — from 30 WEST 88 REALTY LLC; SM 30W88 LLC; SM 26W88 LLC; 28 WEST 88 REALTY LLC; 37 WEST 89 REALT to BANKUNITED, N.A.
$21,500,000
2015-07-01
Mortgage $14,500,000 — from SM 221W70 LLC; 30 WEST 88 REALTY LLC; SM 18W88 LLC; SM 21W87 LLC; SM 30W88 LLC; SM 26W88 L to BANKUNITED, N.A.
$14,500,000
2015-07-01
Deed $5,600,000 — from ZEVSON REALTY CO., L.P. to SM 26W88 LLC; 26 WEST 88 REALTY LLC
$5,600,000
2012-02-06
Agreement $6,000,000 — from ZEVSON DEVELOPMENT CO., L.P.; ZEVSON REALTY CO., L.P. to COHEN, AS TRUSTEE, STACEY L; THE LION GROUP INC. BENEFITS PROTECTION
$6,000,000
2010-08-17
Agreement $6,000,000 — from ZEVSON REALTY CO., L.P.; ZEVSON DEVELOPMENT CO., L.P. to COHEN, AS TRUSTEE, STACEY L; THE LION GROUP INC. BENEFITS PROTECTION
$6,000,000
2006-12-28
Mortgage $4,233,721 — from ZEVSON REALTY CO. LP; ZEVSON DEVELOPMENT CO. LP to SIGNATURE BANK
$4,233,721
Ten-year activity
50250
2017
2018
2019
21
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
3
3
1
0
2
9
2018
0
0
1
1
1
3
2019
0
0
2
0
2
4
2020
0
0
13
7
1
21
2021
0
0
4
0
1
5
2022
0
0
3
0
3
6
2023
0
0
1
0
3
4
2024
0
0
1
0
3
4
2025
0
0
2
1
2
5
2026
0
0
13
2
2
17
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class C: 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND A
2026-10-12
HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2026-05-28
Air permit (REGISTRATION), fuel: NATURALGAS
2026-05-04
Agreement $2,904,828 — from SM 26W88 LLC; 26 WEST 88 REALTY LLC to DIME COMMUNITY BANK
2026-05-04
Agreement — from SM 37W89 LLC; SM 18W88 LLC; 30 WEST 88 REALTY LLC; 21 WEST 87 REALTY LLC; 28 WEST 88 REALT to DIME COMMUNITY BANK
2026-01-14
Boiler inspection
2025-12-08
RPTT&RET $4,230,139 — from DAHL BROTHERS, LLC; MORGAN HILL INVESTMENTS LLC; SHRE, LLC; GAFFNEY NEW YORK HOLDINGS, INC to SMICON MH ACQUISITION LLC
2026-10-12HPD class C: 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND A
2026-10-12HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2026-05-04Agreement $2,904,828 — from SM 26W88 LLC; 26 WEST 88 REALTY LLC to DIME COMMUNITY BANK$2,904,828
2026-05-04Agreement — from SM 37W89 LLC; SM 18W88 LLC; 30 WEST 88 REALTY LLC; 21 WEST 87 REALTY LLC; 28 WEST 88 REALT to DIME COMMUNITY BANK
2026-01-14Boiler inspection
2025
2025-12-08RPTT&RET $4,230,139 — from DAHL BROTHERS, LLC; MORGAN HILL INVESTMENTS LLC; SHRE, LLC; GAFFNEY NEW YORK HOLDINGS, INC to SMICON MH ACQUISITION LLC$4,230,139
2025-12-02Bedbug filing: 0 infested units
2025-10-27Rodent inspection: Passed
2025-02-19Boiler inspection
2025-02-07311: Street Sweeping Complaint — Inadequate Sweeping
2024
2024-12-03Bedbug filing: 0 infested units
2024-11-07Rodent inspection: Failed for Rat Activity
2024-09-05Rodent inspection: Failed for Rat Activity
2024-01-31Boiler inspection
2023
2023-12-05Bedbug filing: 0 infested units
2023-10-23Rodent inspection: Passed
2023-08-03Rodent inspection: Failed for Rat Activity
2021-07-20311: Harboring Bees/Wasps — Bees/Wasps - Not a beekeper
2021-06-01Boiler inspection
2021-05-04Bedbug filing: 0 infested units
2021-04-01HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2020-01-29Mortgage satisfied — from SM 30W88 LLC; 21 WEST 87 REALTY LLC; 37 WEST 89 REALTY LLC; SM 221W70 LLC; SM 28W88 LLC; S to BANKUNITED, N.A.
2020-01-29AL&R $3,250,000 — from 26 WEST 88 REALTY LLC; SM 26W88 LLC to BNB BANK$3,250,000
2020-01-29Agreement $13,500,000 — from SM 28W88 LLC; 26 WEST 88 REALTY LLC; 18 WEST 88 REALTY LLC; SM 37W89 LLC; 28 WEST 88 REALT to BNB BANK$13,500,000
2020-01-29Mortgage assigned — from BANKUNITED, N.A. to BNB BANK
2020-01-29TL&R — from BANKUNITED, N.A. to SM 37W89 LLC; 21 WEST 87 REALTY LLC; SM 28W88 LLC; SM 18W88 LLC; 37 WEST 89 REALTY LLC; SM
2020-01-29TL&R — from BANKUNITED, N.A. to SM 26W88 LLC; 30 WEST 88 REALTY LLC; 21 WEST 87 REALTY LLC; SM 30W88 LLC; SM 18W88 LLC; 18
2020-01-29Mortgage $3,250,000 — from 26 WEST 88 REALTY LLC; SM 26W88 LLC to BNB BANK$3,250,000
2019
2019-12-18311: Water System — Leak (Use Comments) (WA2)
2019-09-24311: Overgrown Tree/Branches — Hitting Building
2018-03-05SPRD $21,500,000 — from 26 WEST 88 REALTY LLC; 221 WEST 70 REALTY LLC; 37 WEST 89 REALTY LLC; 21 WEST 87 REALTY LL to BANKUNITED, N.A.$21,500,000
2017
2017-11-29DOB violation LANDMK:
2017-11-29DOB violation LANDMK:
2017-11-29DOB violation LANDMK:
2017-11-08Rodent inspection: Passed
2017-07-07Permit EW — ISSUED
2017-06-05311: Derelict Vehicle — With License Plate
2017-03-17Permit EW — ISSUED
2017-03-16Job filed: RENOVATION OF FRONT FACADE, BACK FACADE AND ROOF. NO CHANGE IN USE, OCCUPANCY OR EGRESS.$20,000
2017-02-15Rodent inspection: Passed
2016
2016-10-26HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2016-07-07Permit EQ — ISSUED
2016-06-30Job filed: INSTALLATION OF SIDEWALK SHED AS PER PLANS FOR REMEDIAL REPAIRS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION. SIDEWALK SHED SHALL COMP
2016-06-30Job filed: INSTALLATION OF SIDEWALK SHED AS PER PLANS FOR REMEDIAL REPAIRS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION. SIDEWALK SHED SHALL COMP
2016-04-07Rodent inspection: Passed
2016-02-08Agreement — from 26 WEST 88 REALTY LLC to SM 26W88 LLC
2015
2015-07-01AL&R $6,000,000 — from SM 30W88 LLC; SM 26W88 LLC; 21 WEST 87 REALTY LLC; SM 28W88 LLC; SM 18W88 LLC; 37 WEST 89 to BANKUNITED, N.A.$6,000,000
2015-07-01Mortgage $6,000,000 — from SM 26W88 LLC; SM 18W88 LLC; 26 WEST 88 REALTY LLC; 18 WEST 88 REALTY LLC; SM 30W88 LLC; 21 to BANKUNITED, N.A.$6,000,000
2015-07-01AL&R $21,500,000 — from SM 28W88 LLC; SM 21W87 LLC; 37 WEST 89 REALTY LLC; 18 WEST 88 REALTY LLC; 26 WEST 88 REALT to BANKUNITED, N.A.$21,500,000
2015-07-01Agreement $21,500,000 — from 30 WEST 88 REALTY LLC; SM 30W88 LLC; SM 26W88 LLC; 28 WEST 88 REALTY LLC; 37 WEST 89 REALT to BANKUNITED, N.A.$21,500,000
2015-07-01Mortgage $14,500,000 — from SM 221W70 LLC; 30 WEST 88 REALTY LLC; SM 18W88 LLC; SM 21W87 LLC; SM 30W88 LLC; SM 26W88 L to BANKUNITED, N.A.$14,500,000
2015-07-01Deed $5,600,000 — from ZEVSON REALTY CO., L.P. to SM 26W88 LLC; 26 WEST 88 REALTY LLC$5,600,000
2015-07-01Mortgage assigned — from CARLEON EXCALIBUR SPC LTD. to BANKUNITED, N.A.
2014-05-15DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2012 INSPECTION REPORT
2014-04-15City emergency repair (OMO): at apt # 3b, at room east south 2 (bedroom) mold and mildew. broken/defective/ damaged ceiling and walls due to mold. de$745
2014-03-14HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE HARDWOOD FINISHED FLOORING IN THE 2nd ROOM FROM EAST AT SOU
2014-03-14HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND ALL WALLS IN THE 2nd ROOM F
2014-03-14HPD class C: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT EASTSOUTH WALL 120 SQUARE FEET IN THE 2nd R
2014-03-14HPD class C: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT CEILING 60 SQUARE FEET IN THE 2nd ROOM FROM
2013-09-13Mortgage assigned — from COHEN, TRUSTEE, STACEY L to CARLEON EXCALIBUR SPC LTD., C/O MAPLES C
2013-05-16Rodent inspection: Passed
2012
2012-09-21311: Illegal Parking — Blocked Hydrant
2012-03-27Rodent inspection: Passed
2012-02-06Agreement $6,000,000 — from ZEVSON DEVELOPMENT CO., L.P.; ZEVSON REALTY CO., L.P. to COHEN, AS TRUSTEE, STACEY L; THE LION GROUP INC. BENEFITS PROTECTION $6,000,000
2011
2011-10-17Rodent inspection: Passed
2011-09-25311: Noise — Noise: Air Condition/Ventilation Equip, Residential (NJ1)
2010
2010-09-13Rodent inspection: Passed
2010-08-17TL&R — from SIGNATURE BANK to ZEVSON DEVELOPMENT CO., L.P.; ZEVSON REALTY CO., L.P.
2010-08-17Mortgage assigned — from SIGNATURE BANK to COHEN, AS TRUSTEE, STACEY L; THE LION GROUP INC. BENEFITS PROTECTION
2010-08-17Agreement $6,000,000 — from ZEVSON REALTY CO., L.P.; ZEVSON DEVELOPMENT CO., L.P. to COHEN, AS TRUSTEE, STACEY L; THE LION GROUP INC. BENEFITS PROTECTION $6,000,000
2009
2009-12-31DOB violation LBLVIO:
2009-08-04Permit EQ — ISSUED
2009-08-04Permit EQ — ISSUED
2009-08-04Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION. SIDEWALK SHED
2009-08-04Job filed: PROPOSED INSTALLATION OF HEAVYDUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION
2006
2006-12-28AL&R — from SIGNATURE BANK to ZEVSON DEVELOPMENT CO. LP; ZEVSON REALTY CO. LP
2006-12-28Mortgage assigned — from WELLS FARGO BANK, NA to SIGNATURE BANK
2006-12-28Mortgage $4,233,721 — from ZEVSON REALTY CO. LP; ZEVSON DEVELOPMENT CO. LP to SIGNATURE BANK$4,233,721
2006-12-28Agreement $6,000,000 — from ZEVSON DEVELOPMENT CO. LP; ZEVSON REALTY CO. LP to SIGNATURE BANK$6,000,000
2000
2000-03-22Mortgage assigned — from NATIONSBANK, N.A. to NORWEST BANK MINNESOTA, NATIONAL ASSOCIA
1998
1998-10-02Agreement — from ZEVSON DEVELOPMENT CO., L.P.; ZEVSON REALTY CO., L.P. to NATIONSBANK, N.A.
1998-10-02Mortgage $1,157,651 — from ZEVSON REALTY CO., L.P.; ZEVSON DEVELOPMENT CO., L.P. to NATIONSBANK, N.A.$1,157,651
1998-10-02SAGE — from DIME SAVINGS BANK OFNEW YORK
1998-10-02Mortgage assigned — from DIME SAVINGS BANK OFNEW YORK to NATIONSBANK, N.A.
1994
1994-06-06Mortgage satisfied — from SLS REALTY, INC. to WOODSIDE SAVINGS LOAN ASSOCIATION
1994-04-28Mortgage assigned — from ZEVSON DEVELOPMENT CO. L.P.; ZEVSON REALTY CO. LP. to ANCHOR SAVINGS BANK
1994-04-28Mortgage satisfied — from S.L.S. REALTY, INC. to FRANK, PAUL P.; SCHUTZ, ABRAHAM; GUTH, STEPHEN
1994-04-28Mortgage $1,000,000 — from ZEVSON REALTY CO L.P.; ZEVSON DEVELOPMENT CO. L.P. to ANCHOR SAVINGS BANK$1,000,000
1994-04-28Deed — from SCHREIBER, MICHAEL E. CO-EXTRS; SCHREIBER, BETTY LWT; SCHREIBER, JOHN J. LWT; J&B REALTY C to ZEVSON REALTY CO., L.P.
1994-04-28Mortgage assigned — from GUTH, STEPHEN; SCHUTZ, ABRAHAM; FRANK, PAUL to SCHREIBER, PAUL
1990
1990-05-29SAGE — from LANDMARKS PRSVN COMMSN
1973
1973-02-20Deed — from SCHREIBER, BETTY; SCHREIBER, JOHN J to J & B REALTY CO
1972
1972-12-27Deed — from S L S REALTY INC to SCHREIBER, BETTY; SCHREIBER, JOHN J
1970
1970-02-18Mortgage — from S.L.S. REALTY, INC to WOODSIDE SAV/LOAN ASSOC
1970-02-18Mortgage — from GUTH STEPHEN; SCHUTZ ABRAHAM; FRANK PAUL P to WOODSIDE SAV/LOAN ASSOC
1969
1969-05-18Mortgage — from S.L.S. REALTY INC to GUTH STEPHEN; FRANK PAUL P.; SCHUTZ ABRAHAM
1969-05-13Mortgage — from S.L.S. REALTY INC. to SCHUTZ ABRAHAM; FRANK PAUL P.; GUTH STEPHEN
1969-05-13Mortgage — from S.L.S. REALTY INC. to GUTH STEPHEN; SCHUTZ ABRAHAM; FRANK PAUL P
1967
1967-04-21Mortgage assigned — from OLSON CARL J. to SCHREIBER PAUL S.
1967-04-21Agreement — from SLS REALTY INC. to SCHREIBER PAUL S.