The city's published records show little recorded distress here in the last three years. Less recorded distress than 71% 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 5.7. In ZIP 10128, 84% of residential buildings hold an A and
1% 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
No current HPD flags in the latest weekly snapshot: no open violations, no
pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
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
3 service requests in the last three years. Most common: Noise (1) · Rodent (1) · Curb Condition (1).
Filed construction activity
$359,200 in permitted construction work filed since
2016 (7 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 (1937)
Yes
Six or more residential units (15)
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)
121 EAST 88TH STREET APARTMENTS
Head officer
Daniel Bondarsky
Managing agent
All Area Realty
Last registered
2025-09-08
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
$2,747,000
$1,236,150
2026
$3,264,000
$1,468,800
2027
$3,627,000
$1,632,150
The city's market estimate has risen
32% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op
as if it were a rental building. Its 2022 estimate: gross income $485,636 a year
($48.25 per sq ft), operating expenses $144,433
($14.35 per sq ft), net operating income $341,204. These are the
city's estimates from comparable rentals, not the building's actual budget, rents or maintenance
charges.
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 — 4 5 6 · 550 ft straight-line (about a 3-minute walk) · station accessibility: partial (Uptown local only) 86 St — Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Lexington Av / E 89 St — M101 M102 M103 · 150 ft
Citi Bike
E 88 St & Park Ave · 300 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.
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: $227,952 on
2023-08-01 (lender: Flagstar Bank, N.A.,), covering 2 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
2023-08-01
Mortgage $227,953 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A.,
$227,953
2023-08-01
Agreement $1,000,000 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A.,
$1,000,000
2022-12-30
RPTT&RET $302,000 — from TONG, COREY to SMITH, JUSTIN
$302,000
2022-12-13
Sold for $302,000
$302,000
$20,133
2022-11-28
RPTT&RET $350,000 — from CHANG, JULIE to WHEELER, KELSEY
$350,000
2022-11-08
Sold for $350,000
$350,000
$23,333
2022-08-01
RPTT&RET $325,000 — from ROTHMAN-HICKS, ZACHARY to ROTHMAN-HICKS, BRENDAN; ROTHMAN-HICKS, ANNE
$325,000
2022-07-15
Sold for $325,000
$325,000
$21,667
2021-03-17
RPTT&RET $467,500 — from HAYES, CHRISTOPHER L to VARGAS, CARLOS M; VARGAS, ANDREA L
$467,500
2021-02-05
Sold for $467,500
$467,500
$31,167
2017-03-28
RPTT&RET $580,000 — from LAUT, JESSICA L to GRGURIC, CYNTHIA
$580,000
2017-03-20
Sold for $580,000
$580,000
$38,667
2016-01-28
RPTT&RET $389,000 — from HARWIN, STEVEN F to SHEIKH, KASHIF
$389,000
2016-01-12
Sold for $389,000
$389,000
$25,933
2015-09-01
RPTT&RET $504,738 — from AVAL COMPANY, LLC to HAYES, CHRISTOPHER L
$504,738
Ten-year activity
20100
2017
2018
2019
2020
2021
15
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
3
2
1
6
2018
0
1
4
0
1
6
2019
0
0
0
0
2
2
2020
0
0
3
0
0
3
2021
0
0
1
2
1
4
2022
0
0
3
6
6
15
2023
0
0
2
2
1
5
2024
7
0
4
0
2
13
2025
0
0
3
0
1
4
2026
6
0
0
0
1
7
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Job filed: PLUMBING WORK IN EXISTING APARTMENT 4C: REPLACE BATHROOM FIXTURES ON EXISTING ROUGHING (LAV., TOILET, TUB W/ SHOWER HEAD), RELOCATE KITCHEN SINK, NEW
2025-06-04HPD 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
2025-05-30Rodent inspection: Passed
2024
2024-11-12311: Curb Condition — Broken Curb
2024-10-28Rodent inspection: Failed for Rat Activity
2024-10-09Permit General Construction — Permit Issued
2024-09-24Job filed: Facade Repairs$65,600
2024-09-18Rodent inspection: Failed for Rat Activity
2024-09-10Job filed: INSTALLATION OF PIPE SCAFFOLDING AS PER PLANS. PIPE SCAFFOLDING SHALL COMPLY WITH CHAPTER # 33 OF THE NYC CODE 2022, NO CHANGES IN USE EGRESS OR OCCUP$5,000
2024-07-03311: Noise — Noise: Construction Equipment (NC1)
2024-06-28Permit Sidewalk Shed — Permit Issued
2024-06-25Job filed: INSTALLATION OF 300 PSF SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER # 33 OF THE NYC CODE 2022, NO CHANGES IN USE EGRESS OR OCC$5,000
2024-04-01HPD 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
2023
2023-10-02Rodent inspection: Passed
2023-08-01Mortgage $227,953 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A.,$227,953
2023-08-01Agreement $1,000,000 — from 121-123 88TH STREET APARTMENTS, INC to FLAGSTAR BANK, N.A.,$1,000,000
2023-03-15HPD 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
2023-01-24311: Animal-Abuse — Neglected
2022
2022-12-30RPTT&RET $302,000 — from TONG, COREY to SMITH, JUSTIN$302,000
2022-12-13Sold for $302,000$302,000
2022-12-01Rodent inspection: Passed
2022-11-28RPTT&RET $350,000 — from CHANG, JULIE to WHEELER, KELSEY$350,000
2022-11-08Sold for $350,000$350,000
2022-11-03HPD 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
2022-09-09Rodent inspection: Failed for Rat Activity
2022-08-01RPTT&RET $325,000 — from ROTHMAN-HICKS, ZACHARY to ROTHMAN-HICKS, BRENDAN; ROTHMAN-HICKS, ANNE$325,000
2022-07-15Sold for $325,000$325,000
2022-02-28Rodent inspection: Bait applied
2022-02-18Rodent inspection: Bait applied
2022-02-15HPD 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
2022-02-15HPD 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
2022-02-10Rodent inspection: Bait applied
2022-01-21Rodent inspection: Failed for Rat Activity
2021
2021-12-09Rodent inspection: Failed for Rat Activity
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
2021-03-17RPTT&RET $467,500 — from HAYES, CHRISTOPHER L to VARGAS, CARLOS M; VARGAS, ANDREA L$467,500
2021-02-05Sold for $467,500$467,500
2020
2020-05-16311: Illegal Parking — Blocked Sidewalk
2020-03-11311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-01-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019
2019-11-22Rodent inspection: Passed
2019-04-10Rodent inspection: Passed
2018
2018-07-21311: Taxi Complaint — Driver Complaint
2018-06-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-05-29Rodent inspection: Passed
2018-05-11311: Illegal Parking — Blocked Hydrant
2018-02-21311: Emergency Response Team (ERT) — After Hours Work - Illegal
2018-02-21DOB complaint, category ?
2017
2017-11-06HPD 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
2017-09-27Rodent inspection: Passed
2017-08-13311: Homeless Person Assistance — N/A
2017-03-28RPTT&RET $580,000 — from LAUT, JESSICA L to GRGURIC, CYNTHIA$580,000
2015-03-24Job filed: RENOVATE EXISTING APARTMENT: KITCHENETTE, BATHROOM, REMOVE WALL BETWEEN LIVING ROOM AND FOYER, INSTALL NEW WOOD FLOORING AS PER PLANS FILED. N O CHAN$45,000
2014
2014-08-07RPTT&RET $500,000 — from O'CONNOR, JEFFREY to LAUT, JESSICA L$500,000
2014-08-06RPTT&RET $260,000 — from BUCKENHEIMER, DENISE A to TONG, COREY$260,000
2014-04-04RPTT&RET $259,500 — from KAPLAN, HARRIET to CHANG, JULIE$259,500
2014-03-14Permit AL — ISSUED
2014-01-30RPTT&RET $395,000 — from SHEGOG, MAXINE L; CRAVEN, JOSEPH to WU, JIA WEN$395,000
2014-01-19HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2014-01-19Tenant complaint: ELECTRIC — LIGHTING
2013
2013-12-06Job filed: ADD STEEL STAIR FROM CELLAR TO FIRST FLOOR, ENCLOSE WITH FPSC DOORS, PROVIDE MESH SCREEN STORAGE ENCLOSURES, REPLACE WINDOWS.$32,000
2013-12-06Job filed: ADD STEEL STAIR FROM CELLAR TO FIRST FLOOR, ENCLOSE WITH FPSC DOORS, PROVIDE MESH SCREEN STORAGE ENCLOSURES, REPLACE WINDOWS.$32,000
2013-11-14RPTT&RET $350,000 — from MCDONALD, DIEGO; MCDONALD, KELLY to GRALA, NICHOLAS K$350,000
2013-08-01TL&R — from FANNIE MAE to 121-123 EAST 88TH STREET APARTMENTS, INC
2013-08-01Mortgage assigned — from FANNIE MAE to SOVEREIGN BANK, N.A.
2013-08-01Mortgage assigned — from SOVEREIGN BANK, N.A. to NEW YORK COMMERCIAL BANK
2013-08-01Mortgage $292,164 — from 121-123 EAST 88TH STREET APARTMENTS, INC to NEW YORK COMMERCIAL BANK$292,164
2013-08-01Agreement $1,000,000 — from 121-123 EAST 88TH STREET APARTMENTS, INC to NEW YORK COMMERCIAL BANK$1,000,000
2013-06-03RPTT&RET $245,000 — from RIVERA, EDDIE; RIVERA, LILLIAN; SANTOS, LILLIAN to RITCHIE, LISA$245,000
2012
2012-07-10Rodent inspection: Passed
2012-05-18311: Noise Survey — People Created Noise
2012-04-27311: Noise — Noise: Construction Before/After Hours (NM1)
2011
2011-11-17Rodent inspection: Passed
2011-05-19311: Graffiti — Graffiti
2011-02-17RPTT&RET $370,000 — from COLLINS, KENDRA to DIMITROV, EMIL; KANDEVA-DIMITROV, RADOST$370,000
2011-01-10EASE — from 121-123 E 88 STREET APARTMENTS, INC. to 121-123 E 88 STREET APARTMENTS, INC.
2010
2010-12-14Rodent inspection: Passed
2010-11-18Rodent inspection: Failed for Rat Activity
2010-11-10Job filed: ADD STEEL EGRESS STAIR FROM CELLAR TO 1ST FLOOR, ENCLOSE WITH FPSC DOORS, REPLACE WINDOWS.$32,000
2006-05-16Job filed: Interior renovation to include replacement of non bearing partitions and replacement of kitchen and bath fixtures. No change to use, egress, or occup$55,000
2006-05-05RPTT&RET $428,000 — from WONG, BERNARD H; CHENG, LISA W to COLLINS, KENDRA P$428,000
2006-04-25RPTT&RET $360,000 — from ELDER, SUSAN to CRAVEN, JOSEPH; SHEGOG, MAXINE LOUISE$360,000
2006-03-20Mortgage assigned — from HSBC BANK USA, NATIONAL ASSOCIATION to INDEPENDENCE COMMUNITY BANK
2006-03-20Mortgage assigned — from INDEPENDENCE COMMUNITY BANK to FANNIE MAE
2006-03-20TL&R — from HSBC BANK USA, NATIONAL ASSOCIATION
2006-03-20AL&R $800,000 — from INDEPENDENCE COMMUNITY BANK to 121-123 EAST 88TH STREET APARTMENTS, INC$800,000
2006-03-20Agreement $800,000 — from INDEPENDENCE COMMUNITY BANK to 121-123 EAST 88TH STREET APARTMENTS, INC$800,000
2006-03-20Mortgage $442,088 — from 121-123 EAST 88TH STREET APARTMENTS, INC to INDEPENDENCE COMMUNITY BANK$442,088
2006-03-20AALR — from INDEPENDENCE COMMUNITY BANK to FANNIE MAE
2005
2005-12-02RPTT&RET $315,000 — from DEITZ, WILLIAM to KAPLAN, HARRIET$315,000
2005-03-08RPTT&RET $410,622 — from AVAL COMPANY LLC C/O EDWARD COHEN to CHENG, LISA W; WONG, BERNARD H$410,622
2004
2004-12-13RPTT&RET $394,023 — from AVAL COMPANY LLC to O'CONNOR, JEFFREY$394,023
2004-09-16RPTT $210,000 — from BUXO, FRANCISCO to DEITZ, WILLIAM$210,000
2002
2002-03-26DOB violation LL6291:
1999
1999-03-08Mortgage assigned — from 121-123 EAST 88TH STREET APARTMENTS INC. to REPUBLIC NATIONAL BANK OF NEW YORK
1999-03-08Agreement — from 121-123 EAST 88TH STREET APARTMENTS, INC to REPUBLIC NATIONAL BANK OF NEW YORK
1999-03-08Mortgage assigned — from AVAL COMPANY to REPUBLIC NATIONAL BANK OF NEW YORK
1999-03-08Mortgage assigned — from BANCO SANTANDER PUERTO RICO to REPUBLIC NATIONAL BANK OF NEW YORK
1999-03-08Mortgage assigned — from DIME SAVINGS BANK OFWILLIAMSBURGH to BANCO SANTANDER PUERTO RICO
1987
1987-11-09Mortgage assigned — from COHOES SAVINGS BANK to DIME SAVINGS BK WILLMSBU
1987-11-09SAGE — from COHOES SVGS BK
1987-11-09Agreement — from AVAL CO to DIME SVGS BK WILLIAMSBGH
1987-11-09Agreement — from DIME SVGS BK WILLIAMSBGH to 121-123 E 88 ST APTSINC
1987-11-09Mortgage $111,537 — from 121-123 E 88 ST APTSINC to DIME SVGS BK WILLIAMSBGH$111,537
1987-06-19Mortgage $200,174 — from 121-123 E 88 ST APTSINC to AVAL COMPANY$200,174
1987-06-19Deed — from AVAL COMPANY to 121-123 E 88 ST APTSINC
1984
1984-04-27Agreement — from KELUNUS CORP. to COHOES SAVINGS BANK
1984-04-03Deed — from KELUNUS CORP. to AVAL COMPANY
1984-04-03Deed — from AVAL COMPANY to KELUNUS CORP.
1984-04-03Mortgage $149,558 — from KELUNUS CORP. to COHOES SAVINGS BANK$149,558
1984-04-03Mortgage assigned — from HARVEY, MORTON to COHOES SAVINGS BANK
1984-04-03Mortgage assigned — from MECHANICS EXCHANGE ETC. to COHOES SAVINGS BANK
1984-04-03Mortgage assigned — from KELUNUS CORP. to COHOES SAVINGS BANK
1974
1974-06-11Deed — from HARVEY, MORTON to AVAL CO
1974-06-11Mortgage — from AVAL COMPANY to HARVEY, MORTON
1972
1972-02-18Agreement — from 1245 REALTY INC to MECHANICS EXCH SVGSBANK
1972-02-02Mortgage — from 1245 REALTY INC to MECHANICS EXCH SVGSBANK
1972-02-02RTXL — from SPOTT, LILLIAN H DECD
1972-02-02Mortgage assigned — from BROADWAY SAVINGS BANK to MECHANICS EXCH SVGSBANK
1972-02-02Deed — from ASTRA REALTY CORP to HARVEY, LILLIAN; HARVEY, MORTON
1968
1968-08-30LEAS — from 121 E 88TH CORP to HARVEY, MORTON; HARVEY, LILLIAN
1968-08-30Mortgage assigned — from X Y Z REALTY CO INC to 121 E 88TH CORP