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
4 total — 0 class C (immediately hazardous), 3 class B, 1 class A. Oldest open since 1990-09-17.
status snapshot refreshed weekly from HPD records
Patterns
8 heat or hot-water complaints in the last three years (winter 2025–26: 8).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
18 service requests in the last three years. Most common: Residential Disposal Complaint (4) · HEAT/HOT WATER (4) · Sidewalk Condition (3) · Rodent (2) · WATER LEAK (2) · Noise (2).
Filed construction activity
No permitted work with a declared cost filed in the last decade. 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 (8)
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)
JRLCR MANHATTAN LLC
Head officer
JOSEPH RAND
Managing agent
METROPOLITAN PROPERTY SERVICES/ LEMOR
Last registered
2025-10-21
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
$3,465,000
$1,559,250
2026
$4,158,000
$1,871,100
2027
$3,648,000
$1,641,600
The city's market estimate has risen
5% between tax years 2025 and 2027.
Building systems
Heating fuel
NO2FUEL
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 · 550 ft straight-line (about a 3-minute walk) · station accessibility: none 86 St — 1 · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Columbus Av / W 89 St — M7 M11 · 400 ft
Citi Bike
W 89 St & Columbus Ave · 350 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.
18 311 service requests from this address in the last three years — 4 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.
Most recent mortgage recorded against this lot: $637,664 on
2022-07-18 (lender: Orange Bank & Trust Company). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-07-18
Agreement $2,400,000 — from JRLCR MANHATTAN LLC to ORANGE BANK & TRUST COMPANY
$2,400,000
2022-07-18
Mortgage $637,664 — from JRLCR MANHATTAN LLC to ORANGE BANK & TRUST COMPANY
$637,664
2022-07-18
Deed $5,300,000 — from 52 W. 88TH ST, LLC to JRLCR MANHATTAN LLC
$5,300,000
2022-06-29
Sold for $5,300,000
$5,300,000
$662,500
2018-07-26
Mortgage $117,812 — from 52 W. 88TH ST., LLC to FIRST REPUBLIC BANK
$117,812
2018-07-26
Agreement $1,900,000 — from 52 W. 88TH ST., LLC to FIRST REPUBLIC BANK
$1,900,000
2018-07-26
AL&R $1,900,000 — from 52 W. 88TH ST., LLC to FIRST REPUBLIC BANK
$1,900,000
2013-09-14
Mortgage $2,000,000 — from 52 W. 88TH ST., LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH
$2,000,000
2013-09-14
AL&R $2,000,000 — from 52 W. 88TH ST., LLC to THE DIME SAVINGS BANK OF WILLIAMSBURGH
$2,000,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
2024
2025
19
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
2
0
2
4
2018
0
3
5
4
12
2019
0
3
0
3
6
2020
0
1
0
1
2
2021
0
1
0
1
2
2022
0
4
7
3
14
2023
0
3
0
2
5
2024
0
3
0
4
7
2025
0
7
0
3
10
2026
1
18
0
0
19
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-09-05Rodent inspection: Failed for Rat Activity
2024-02-08Bedbug filing: 0 infested units
2023
2023-11-15HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2010-11-10Job filed: PROPOSED INSTALLATION OF HEAVYDUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2010-11-10Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.PIPE SCAFF
2010-09-13Rodent inspection: Passed
2010-04-14311: Air Quality — Air: Dust, Residential (AE1)
2010-02-12311: Hazardous Materials — Chemical Odor (HD1)
2009
2009-11-19Permit PL — ISSUED
2009-11-04Permit EW — ISSUED
2009-09-22DOB complaint, category ?
2009-08-11Job filed: REMOVAL & INSTALLATION OF NON LOAD BEARING INTERIOR PARTITIONS & FINISHES ASSOCIATED WITH DUPLEX APT. RENOVATION.MINOR ARCHITECTURAL WORK IN C$120,000
2008
2008-11-22Tenant complaint: HEATING — HEAT RELATED
2008-11-21Tenant complaint: HEATING — HEAT RELATED
2008-11-20Tenant complaint: HEATING — HEAT RELATED
2008-11-19Tenant complaint: HEATING — HEAT RELATED
2008-11-17Tenant complaint: HEATING — HEAT RELATED
2007
2007-11-19Tenant complaint: HEATING — HEAT RELATED
2007-11-09Tenant complaint: HEATING — HEAT RELATED
2004
2004-08-03HPD class B: § 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
2002
2002-10-25WSAT — from RABIN, MICHAEL to BOWERY SAVINGS BANK
2001
2001-03-20Deed — from 52 WEST 88TH STREETCOMPANY to 52 WEST 88TH ST., LLC
1999
1999-09-15HPD class A: § 27-2005 ADM CODE REFIT AT ENTRANCE TO BLDG VESTIBULE.
1994
1994-09-01DOB violation LL6291:
1990
1990-10-03HPD class B: D26-19.05 ADM CODE PROVIDE ADEQUATE LIGHT OF NOT LESS THAN 60 WATTS INCANDESCENT OR EQUIVALENT ILLUMINATION 1ST STY VESTIBULE TO PUBLIC HALL
1990-10-03HPD class B: D26-10.01, 10.05 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF LADDER TABLE AND WOOD DOORS 4TH STY PUBLIC HALL AT SCUTTLE RECESS.
1990-10-03HPD class B: D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
1990-10-03HPD class B: D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
1990-10-03HPD class B: D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
1990-09-17HPD class B: D26-10.01, 10.05 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF TABLE AND LADDER 4TH STY PUBLIC HALL.
1990-09-17HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX MISS
1990-09-17HPD class B: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE MASONRY WALLS AND CEILING CELLAR AT FRONT.
1990-09-17HPD class A: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE 3 BALUSTER UP FROM BOTTOM 3 STY STAIRS PUBLIC HALL.
1990-09-17HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
1990-09-17HPD class B: D26-10.01 ADM CODE REPLACE WITH NEW THE MISSING DOOR OF STORAGE ROOM BASEMENT STY AT FRONT.
1990-09-17HPD class A: D26-10.01 ADM CODE REFIT DOOR 1ST AND 2ND ROOM FROM FRONT CELLAR.
1990-09-17HPD class B: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CEILING CELLAR BOILER ROOM AND COVER OF OIL TANK.
1990-09-17HPD class B: D26-10.01 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF EXPOSED ELECTRIC WIRES BOILER ROOM CELLAR.
1990-09-17HPD class B: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE METAL LADDER AT CELLAR FRONT.
1990-09-17HPD class A: D26-10.01 ADM CODE REFIT BOILER ROOM DOOR CELLAR.
1990-09-17HPD class B: D26-21.07 ADM CODE PROVIDE 3 EXTRA SPRINKLER HEADS AND SUITABLE WRENCH FOR EMERGENCY PURPOSES AT O.S.Y. VALVE OF SPRINKLER IN ACCORDANCE WIT
1990-09-17HPD class B: D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE CELLAR THROUGHOUT.
1990-09-17HPD class A: § 27-2048 ADM CODE PAINT OR POST A SIGN INDICATING FLOORS ON WALLS AT OR NEAR STAIRS ALL STYS PUBLIC HALL.
1990-09-17HPD class C: D26-17.10 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
1990-05-29SAGE — from LANDMARKS PRSVN COMMSN
1989
1989-07-27Mortgage assigned — from BOWERY SAVINGS BANK to FIRST WISCONSIN TR CO
1983
1983-12-13Deed — from RABIN, MICHAEL to 52 W 88 STREET CO.
1980
1980-08-01SMIS — from RABIN, SUSAN to RABIN, MERVYN
1967
1967-10-13Mortgage — from RABIN MICHAEL. to BOWERY SAVINGS BANK.