The city's published records show little recorded distress here in the last three years. Less recorded distress than 75% 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 4.8. 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
Open HPD violations
8 total — 2 class C (immediately hazardous), 0 class B, 6 class A. Oldest open since 2015-12-09.
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
4 service requests in the last three years. Most common: PAINT/PLASTER (2) · Noise (1) · WATER LEAK (1).
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 (1930)
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)
170 East 91St Street LLC
Head officer
Annette Fobbs
Managing agent
ROSE PROPERTY MGMT GRP LLC
Last registered
2025-07-10
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
$2,992,000
$1,346,400
2026
$3,588,000
$1,614,600
2027
$3,824,000
$1,720,800
The city's market estimate has risen
28% 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.
1 street-flooding or sewer-backup complaints at this address since
2014 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
96 St — Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full 86 St — 4 5 6 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: partial (Uptown local only)
Bus
Nearest boarding stop: 3 Av / E 91 St — M101 M102 M103 BxM1 · 250 ft
Citi Bike
E 89 St & 3 Ave · 500 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.
4 311 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: $6,300,000 on
2018-05-09 (lender: The Bank Of New York Mellon), 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
2018-05-09
Agreement $14,000,000 — from 170 EAST 91ST STREET LLC; 172 EAST 91ST STREET LLC to THE BANK OF NEW YORK; THE BANK OF NEW YORK MELLON
$14,000,000
2018-05-09
Mortgage $6,300,000 — from 170 EAST 91ST STREET LLC; 172 EAST 91ST STREET LLC to THE BANK OF NEW YORK MELLON
$6,300,000
2018-05-09
AL&R $14,000,000 — from 172 EAST 91ST STREET LLC; 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK; THE BANK OF NEW YORK MELLON
$14,000,000
2007-08-09
AL&R $2,500,000 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK
$2,500,000
2007-08-09
Agreement $2,500,000 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK
$2,500,000
2007-08-09
Mortgage $1,629,351 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK
$1,629,351
1999-06-28
Mortgage $499,454 — from HAKIM, KAMRAN to INDEPENDENCE COMMUNITY BANK
$499,454
1994-12-07
Mortgage $499,000 — from HAKIM, KAMRAN to INDEPENDENCE SAVINGSBANK
$499,000
1984-01-12
Mortgage $200,000 — from GOLDWEP REALTY CORP. to ALFANO, EDWARD M.
$200,000
1984-01-12
Mortgage $100,000 — from GOLDWEP REALTY CORP. to HAM ASSOCIATES
$100,000
Ten-year activity
20100
2017
2018
2019
2020
18
2021
2022
2023
2024
2025
2026
Housing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
1
1
2018
2
3
2
7
2019
1
0
3
4
2020
10
0
1
11
2021
16
0
2
18
2022
6
0
2
8
2023
3
0
2
5
2024
1
0
2
3
2025
2
0
2
4
2026
12
0
1
13
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2026-08-23
HPD class A: §27-2045(B)(5) HMC, § 12-06, 12-10 RCNY POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY COMMISS
2026-08-23
HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2026-08-23
HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2026-08-23
HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-22
HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-19
311: PAINT/PLASTER — CEILING
2026-08-19
311: PAINT/PLASTER — WALL
2026-08-19
311: WATER LEAK — SLOW LEAK
2026-08-19
Tenant complaint: PAINT/PLASTER — WALL
2026-08-19
Tenant complaint: WATER LEAK — SLOW LEAK
2026-08-19
Tenant complaint: PAINT/PLASTER — CEILING
2026-06-02
Rodent inspection: Passed
2025-12-02
Bedbug filing: 0 infested units
2025-11-20
Boiler inspection
The full timeline
2026
2026-08-23HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2026-08-23HPD class A: §27-2045(B)(5) HMC, § 12-06, 12-10 RCNY POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY COMMISS
2026-08-23HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2026-08-23HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2026-08-23HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-22HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-08-19311: PAINT/PLASTER — CEILING
2026-08-19311: PAINT/PLASTER — WALL
2026-08-19311: WATER LEAK — SLOW LEAK
2026-08-19Tenant complaint: PAINT/PLASTER — WALL
2026-08-19Tenant complaint: WATER LEAK — SLOW LEAK
2022-02-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2022-02-15HPD 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
2021
2021-12-13Rodent inspection: Passed
2021-08-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-01HPD 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
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
2020-02-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019
2019-11-21Rodent inspection: Passed
2019-10-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-07-23Boiler inspection
2019-04-19Rodent inspection: Passed
2018
2018-08-01Boiler inspection
2018-07-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-05-31Rodent inspection: Passed
2018-05-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-05-09Agreement $14,000,000 — from 170 EAST 91ST STREET LLC; 172 EAST 91ST STREET LLC to THE BANK OF NEW YORK; THE BANK OF NEW YORK MELLON$14,000,000
2018-05-09Mortgage $6,300,000 — from 170 EAST 91ST STREET LLC; 172 EAST 91ST STREET LLC to THE BANK OF NEW YORK MELLON$6,300,000
2018-05-09AL&R $14,000,000 — from 172 EAST 91ST STREET LLC; 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK; THE BANK OF NEW YORK MELLON$14,000,000
2017
2017-09-29Rodent inspection: Passed
2016
2016-10-25HPD 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
2016-10-18Rodent inspection: Passed
2016-01-07HPD litigation: Heat and Hot Water
2015
2015-12-09HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2015-12-09HPD 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
2015-12-09HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2015-12-09HPD 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 SIGN
2015-12-09HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2015-12-09HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCK AT CELLAR
2015-12-09HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2015-12-09HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 3E, 3rd STORY
2015-12-07311: HEAT/HOT WATER — APARTMENT ONLY
2015-12-07Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2015-11-22311: HEAT/HOT WATER — ENTIRE BUILDING
2015-11-22Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2015-06-01311: Noise — Noise: Jack Hammering (NC2)
2015-05-22Permit PL — ISSUED
2015-05-19311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2015-05-19Job filed: HEREBY FILING FOR THE RELOCATION OF FIVE (5) GAS METERS AND REPLACEMENT OF TEN (10) GAS METERS. ALL AS PER PLANS FILED HEREWITH. NO CHANGE TO USE OCCU$40,000
2015-05-19Job filed: HEREBY FILING FOR THE RELOCATION OF FIVE (5) GAS METERS AND REPLACEMENT OF TEN (10) GAS METERS. ALL AS PER PLANS FILED HEREWITH. NO CHANGE TO USE OCCU$40,000
2015-05-19ECB CLASS - 2 violation: PSWO:ISSUED AND POSTED AT MAIN ENTRANCE.(STOP ALL SCAFFOLD WORK)SUPPORTED SCAFFOLD MISSING GUARDRAILS.SCAFFOLD PLATFORMS SHALL BE
2015-05-19ECB CLASS - 2 violation: FAILURE TO PROVIDE SIDEWALK SHED PARAPET INFO PANEL.NOTD:@ TIME OF INSP.NO PARAPET INFO PANEL WAS INSTALLED.REM:COMPLY WITH CODE
2015-05-19DOB complaint, category ?
2015-02-27Permit EQ — ISSUED
2015-02-09Permit EQ — ISSUED
2015-02-04Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2015-01-30311: HEAT/HOT WATER — ENTIRE BUILDING
2015-01-30Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2014
2014-11-20Permit EQ — ISSUED
2014-11-19Permit EW — ISSUED
2014-11-15Job filed: PROPOSED INSTALLATION OF HEAVY DUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION
2014-11-12Job filed: FACADE REPAIR. NO CHANGE IN EGRESS, OCCUPANCY AND USE.$15,000
2014-06-11311: Water System — Leak (Use Comments) (WA2)
2014-05-29311: Water System — Excessive Water In Basement (WEFB)
2014-05-13311: Water System — Leak (Use Comments) (WA2)
2009-10-14Tenant complaint: HEATING — HEAT RELATED
2008
2008-10-20Tenant complaint: HEATING — HEAT RELATED
2007
2007-08-09AL&R $2,500,000 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK$2,500,000
2007-08-09Agreement $2,500,000 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK$2,500,000
2007-08-09Mortgage $1,629,351 — from 170 EAST 91ST STREET LLC to THE BANK OF NEW YORK$1,629,351
2007-08-09Mortgage assigned — from FANNIE MAE to THE BANK OF NEW YORK
2007-08-09Deed — from HAKIM, KAMRAN to 170 EAST 91ST STREET LLC
2005
2005-02-02TL&R — from CORUS BANK, N.A.
2005-02-02REL — from CORUS BANK, N.A.
2002
2002-09-09Agreement — from SHERWOOD PROPERTIES,LLC to 903 HOLDING, LLC
2002-09-09SAGE — from FANNIE MAE
2002-09-09SAGE — from FANNIE MAE
2002-09-09SAGE — from SP CARNEGIE, LLC; 903 HOLDING, LLC; EL KAM REALTY CO.; PJC 1612 THIRD, LLC; HAKIM, KAMRAN;
2002-08-07EASE — from SHERWOOD PROPERTIES,LLC to EL-KAM REALTY CO.; HAKIM, KAMRAN
2001
2001-10-15Permit EW — ISSUED
2001-08-27DOB complaint, category ?
2001-08-20Job filed: RENOVATE APARTMENT #5E, REMOVE/INSTALL MINOR PARTITIONS, NEW BATHROOM/KITCHEN FIXTURES. PAINT THOUGHOUT. NO INCREASE IN FLOOR AREA. NO INCREASE IN NUM$4,000
2001-08-01ECB Non-Hazardous violation: WORK WITHOUT A PERMIT WORK NOTED APT. 53 APT IS IN TH EPROCESS OF BEING RENOVATED WALLS HAVE BEEN STRIPPED TO THE STUDS AND PARTIT$500
2001-08-01DOB violation C:
2001-07-31DOB complaint, category ?
2001-07-17Mortgage assigned — from INDEPENDENCE COMMUNITY BANK to FANNIE MAE
2001-07-10DOB complaint, category ?
2000
2000-05-11DOB complaint, category ?
1999
1999-06-28Agreement — from HAKIM, KAMRAN to INDEPENDENCE COMMUNITY BANK
1999-06-28Mortgage assigned — from INDEPENDENCE COMMUNITY REALTY CORP. to INDEPENDENCE COMMUITY BANK
1999-06-28Mortgage assigned — from INDEPENDENCE SAVINGSBANK to INDEPENDENCE COMMUNITY REALTY CORP.
1999-06-28Mortgage $499,454 — from HAKIM, KAMRAN to INDEPENDENCE COMMUNITY BANK$499,454
1998
1998-05-04DOB violation LL6291:
1997
1997-09-16DOB violation LL6291:
1994
1994-12-07Mortgage $499,000 — from HAKIM, KAMRAN to INDEPENDENCE SAVINGSBANK$499,000
1994-12-07Mortgage satisfied — from GOLDWED REALTY CORP. to ALFANO, EDWARD M.