The city's published records show little recorded distress here in the last three years. Less recorded distress than 69% 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 6.7. 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
5 total — 0 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2011-12-01.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2023–24: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
3 service requests in the last three years. Most common: HEAT/HOT WATER (1) · Illegal Parking (1) · Street Condition (1).
Filed construction activity
$170,650 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.
Rent-stabilization signals
Yes
Built before 1974 (1896)
Yes
Six or more residential units (9)
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)
278 WEST 86TH STREET, INC
Head officer
MARK S HOFFMAN
Managing agent
HOFFMAN MANAGEMENT
Last registered
2025-11-03
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
$3,663,000
$1,648,350
2026
$4,396,000
$1,978,200
2027
$4,810,000
$2,164,500
The city's market estimate has risen
31% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
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 — 1 · 200 ft straight-line (about a 1-minute walk) · station accessibility: none
Bus
Nearest boarding stop: W 86 St / West End Av — M86-SBS · 100 ft · Select Bus Service
Citi Bike
W 87 St & West End Ave · 450 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.
3 311 service requests from this address in the last three years — 1 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: $31,272 on
2004-03-23 (lender: Ncb, FSB). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-09-30
RPTT&RET $1,225,000 — from DER KINDEREN, MARC J.M. to WALTERSCHEID, SHEA; TWARDZIAK, ALLISON
$1,225,000
2026-09-23
Sold for $1,225,000
$1,225,000
$136,111
2025-03-13
RPTT&RET $500,000 — from MULNIX, MICHAEL; MULNIX, ESTHER to COBURN, CHRISTOPHER; COBURN, ANNE MARIE
$500,000
2025-02-28
Sold for $500,000
$500,000
$55,556
2020-12-14
RPTT&RET $522,000 — from MILLER, ELI to COBURN, CAROLINE
$522,000
2020-11-05
Sold for $522,000
$522,000
$58,000
2016-12-28
RPTT&RET $512,000 — from POSCH, KATARINA V to MULNIX, MICHAEL; MULNIX, ESTHER
$512,000
2016-12-13
Sold for $512,000
$512,000
$56,889
2015-12-18
RPTT&RET $513,000 — from WILBANKS, DENISE to BROWN, HEATHER
$513,000
2015-12-17
RPTT&RET $520,000 — from BURKE, JENNIFER to DOHERTY, SEAN M; DOHERTY, VANESSA D
$520,000
2015-09-01
RPTT&RET $525,000 — from TRIPP, PETER to MILLER, ELI N
$525,000
2013-02-13
RPTT&RET $296,500 — from DE CASTRO, EMMA to ORME, MICHAEL
$296,500
2012-08-29
RPTT&RET $345,000 — from GROSS, GEORGE J to POSCH, KATARINA V
$345,000
2011-10-14
RPTT&RET $819,000 — from YOUNG, MARK; LIVINGSTON, MARTHA to DERKINDEREN, MARC J.M.
$819,000
2004-03-23
Agreement $425,000 — from 278 WEST 86TH STREET, INC. to NCB, FSB
$425,000
Ten-year activity
20100
12
2017
2018
2019
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
0
6
0
3
12
2018
0
0
3
0
2
5
2019
0
0
2
0
2
4
2020
0
1
1
3
0
5
2021
0
0
2
0
1
3
2022
0
0
1
0
2
3
2023
0
1
2
2
1
6
2024
0
1
3
0
1
5
2025
0
1
1
2
1
5
2026
0
0
2
2
0
4
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
RPTT&RET $1,225,000 — from DER KINDEREN, MARC J.M. to WALTERSCHEID, SHEA; TWARDZIAK, ALLISON
2026-09-23
Sold for $1,225,000
2026-05-16
311: Street Condition — Defective Hardware
2026-04-29
HPD 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
2025-11-14
DOB violation LBLVIO: VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION
The full timeline
2026
2026-09-30RPTT&RET $1,225,000 — from DER KINDEREN, MARC J.M. to WALTERSCHEID, SHEA; TWARDZIAK, ALLISON$1,225,000
2026-09-23Sold for $1,225,000$1,225,000
2026-05-16311: Street Condition — Defective Hardware
2026-04-29HPD 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
2017-05-15311: Dead/Dying Tree — Planted More Than 2 Years Ago
2017-04-06311: Homeless Encampment — N/A
2017-03-21311: Homeless Encampment — N/A
2017-03-03Rodent inspection: Passed
2016
2016-12-28RPTT&RET $512,000 — from POSCH, KATARINA V to MULNIX, MICHAEL; MULNIX, ESTHER$512,000
2016-12-13Sold for $512,000$512,000
2016-11-30DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2016-09-20Job filed: INSTALLATION OF SCAFFOLD AS PER DRAWINGS. SCAFFOLD SHALL COMPLY WITH CHAPTER #33 OF THE NYC BUILDING CODE. NO CHANGE IN USE, OCCUPANCY OR EGRESS UNDER
2016-09-02311: General Construction/Plumbing — Site Conditions Endangering Workers
2016-09-02ECB CLASS - 2 violation: SEC. 3314.8 PARTIAL SWO ISSUED FOR SUPPORTED SCAFFOLD PURSUANT 28-207.2 & POSTED ON PREMISES. SUPPORTED SCAFFOLD MISSING TOE BOARD$400
2016-09-02ECB CLASS - 1 violation: PARTIAL SWO ISSUED FOR SUPPORTED SCAFFOLD PURSUANT 28-207.2 & POSTED ON PREMISES ERECTED SUPPORTED SCAFFOLD OVER 40FEET W/O A PERM$1,200
2016-09-02DOB complaint, category ?
2016-08-10311: Rodent — Rat Sighting
2016-07-13Permit EW — ISSUED
2016-07-11Permit EQ — ISSUED
2016-07-11Job filed: FACADE RESTORATION AS PER PLANS. NO CHANGE TO OCCUPANCY, USE, EGRESS, OR BULK.$80,650
2016-07-08Job filed: INSTALLATION OF 25 LINEAR FEET OF HEAVY DUTY SIDEWALK SHED DURING BUILDING ALTERATION, FILED SEPARATELY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 O
2015-12-18RPTT&RET $513,000 — from WILBANKS, DENISE to BROWN, HEATHER$513,000
2015-12-17RPTT&RET $520,000 — from BURKE, JENNIFER to DOHERTY, SEAN M; DOHERTY, VANESSA D$520,000
2015-10-02HPD 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
2015-09-01RPTT&RET $525,000 — from TRIPP, PETER to MILLER, ELI N$525,000
2015-05-18Rodent inspection: Passed
2015-03-31Permit EQ — ISSUED
2015-03-27Job filed: INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY.SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF
2014-06-02Rodent inspection: Failed for Rat Activity
2014-06-02311: Damaged Tree — Tree Alive - in Poor Condition
2014-02-14AALR — from NCB, FSB to FANNIE MAE
2014-02-14Mortgage assigned — from NCB, FSB to FANNIE MAE
2014-01-30Job filed: SATISFY ECB VIOLATION # 34915972L - ON THE LOWER ROOF LOCATED AT THE REAR OF THE BUILDGING REPAIR OF EAST PARAPET WALL. NO WORK UNDER THIS APPLICATIO$6,651
2013-02-13RPTT&RET $296,500 — from DE CASTRO, EMMA to ORME, MICHAEL$296,500
2012
2012-08-29RPTT&RET $345,000 — from GROSS, GEORGE J to POSCH, KATARINA V$345,000
2012-08-29311: General Construction/Plumbing — Building Permit - None
2012-08-29DOB complaint, category ?
2012-08-29DOB complaint, category ?
2012-04-12ECB CLASS - 2 violation: FAILURE TO COMPLY W/ THE COMMS ORDER CONTAINED IN NOV#34962721Z ISSUED 2/2/12.REM:COMPLY W/ COMMS ORDER.$1,000
2012-03-22Rodent inspection: Passed
2012-03-18311: Noise — Noise: lawn care equipment (NCL)
2012-03-16DOB complaint, category ?
2012-02-08DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2012-02-02ECB CLASS - 1 violation: FAILURE TO COMPLY W/THE COMMISSIONER'S ORDER CONTAINED IN NOTICE OF VIOLATION #34915972L ISSUED ON 11/9/11. NOTE: EAST PARAPIT WAL$2,400
2011
2011-12-08311: General Construction/Plumbing — Working Contrary To Stop Work Order
2011-12-01HPD class B: SECTION 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 1B, 1st STORY, 1st APARTMENT FROM S
2011-12-01HPD class B: SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE
2011-12-01HPD class B: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... ON EAST WALL IN THE 2nd ROOM FROM NORTH AT WES
2011-12-01HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE ROOF GUTTER AT BACK YARD.
2011-11-28311: CONSTRUCTION — RAIN LEADER
2011-11-28311: GENERAL CONSTRUCTION — MOLD
2011-11-28311: PLUMBING — WATER-LEAKS
2011-11-28Tenant complaint: GENERAL — MOLD
2011-11-28Tenant complaint: CONSTRUCTION — RAIN LEADER
2011-11-17311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2011-11-17311: Asbestos — Asbestos Complaint (B1)
2011-11-17DOB complaint, category ?
2011-11-14311: Asbestos — Asbestos Complaint (B1)
2011-11-10DOB complaint, category ?
2011-11-09ECB CLASS - 1 violation: WORK W/O A PERMIT. NOTED THE FOLLOWING CONDITIONS: THE LOWER ROOF LOCATED AT THE REAR OF THE BLDG HAS AN EAST PARAPET WALL WHICH H$1,600
2011-11-08311: General Construction/Plumbing — Adjacent Buildings Not Protected
2011-11-08DOB complaint, category ?
2011-10-14RPTT&RET $819,000 — from YOUNG, MARK; LIVINGSTON, MARTHA to DERKINDEREN, MARC J.M.$819,000
2011-10-13311: Indoor Air Quality — Other (Explain Below)
2011-09-30Rodent inspection: Passed
2011-08-02311: Street Sign - Damaged — Bus Stop
2011-03-19311: Noise — Noise: Construction Before/After Hours (NM1)
2010-07-13ECB CLASS - 2 violation: FAILURE TO MAINTAIN BLDG IN CODE-COMPLIANT MANNER: A PC OF 2"X 6" APPROX 4' IN LENGTH, DISLODGED FROM 4TH FLR REAR OF BLDG AND FEL
2010-07-13DOB complaint, category ?
2010-07-07311: General Construction/Plumbing — Building Permit - None
2010-01-25311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2010-01-25DOB complaint, category ?
2010-01-03311: HEATING — HEAT
2010-01-03Tenant complaint: HEATING — HEAT RELATED
2008
2008-05-09ECB Non-Hazardous violation: WORK W/O PERMIT. WORK NOTED: AT REAR OF BLDG AT 4TH AND 5TH FLOOR ERECTED WOOD DECKS. REMEDY: OBTAIN PERMIT OR RESTORE TO PRIOR LE$500
2008-05-08DOB complaint, category ?
2004
2004-03-23Agreement $425,000 — from 278 WEST 86TH STREET, INC. to NCB, FSB$425,000
2004-03-23TL&R — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to NCB MORTGAGE CORPORATION
2004-03-23Mortgage assigned — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to NCB MORTGAGE CORPORATION
2004-03-23Mortgage $31,272 — from 278 WEST 86TH STREET, INC. to NCB, FSB$31,272
2004-03-23AL&R — from 278 WEST 86TH STREET, INC. to NCB, FSB
2004-02-13DOB violation LL6291:
2001
2001-06-14DOB complaint, category ?
1999
1999-12-09Permit PL — ISSUED
1999-09-21Permit EW — ISSUED
1999-06-02Permit EW — ISSUED
1999-03-16DOB violation LL6291:
1999-03-16DOB violation LL6291:
1996
1996-08-27Mortgage assigned — from NCB MORTGAGE CORPORATION to FEDERAL NATIONAL MORTGAGE ASSOCIATION
1996-08-27Mortgage assigned — from NCB MORTGAGE CORPORATION to FEDERAL NATIONAL MORTGAGE ASSOCIATION
1996-02-16Agreement — from 278 WEST 86TH STREET, INC. to NCB MORTGAGE CORPORATION
1996-02-16Mortgage assigned — from 278 WEST 86TH STREET, INC. to NCB MORTGAGE CORPORATION
1996-02-16Mortgage $41,000 — from 278 WEST 86TH STREET, INC. to NCB MORTGAGE CORPORATION$41,000
1996-02-16Mortgage assigned — from GALLO, VIVIAN P. EXECUTRIX; GALLO, ROSALIE M. ESTATE OF to NCB MORTGAGE CORPORATION
1984
1984-11-27Mortgage $384,000 — from 278 WEST 86TH ST,INC. to GALLO, ROSALIE M.$384,000
1984-11-27Deed — from GALLO, ROSALIE M. to 278 WEST 86TH ST,INC.