The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. In ZIP 10028, 79% of residential buildings hold an A and
3% 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
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 1994-12-02.
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
14 service requests in the last three years. Most common: Illegal Parking (5) · Derelict Vehicles (2) · Damaged Tree (2) · Noise (2) · Water Maintenance (2) · Curb Condition (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 (1925)
Yes
Six or more residential units (6)
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)
GRETCHEN G HIGGINS
Managing agent
ERIC GOODMAN REALTY CORP
Last registered
2025-09-06
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
$3,294,000
$1,482,300
2026
$3,771,000
$1,696,950
2027
$3,959,000
$1,781,550
The city's market estimate has risen
20% 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 — Q · 500 ft straight-line (about a 3-minute walk) · station accessibility: full 86 St — 4 5 6 · 850 ft straight-line (about a 4-minute walk) · station accessibility: partial (Uptown local only)
Bus
Nearest boarding stop: 2 Av / E 84 St — M15 · 400 ft
Citi Bike
E 85 St & 3 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.
14 311 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.
2024-01-21311: Illegal Parking — Parking Permit Improper Use
2023
2023-12-06Bedbug filing: 0 infested units
2023-10-12Rodent inspection: Passed
2023-07-28Boiler inspection
2023-07-22311: Water System — Hydrant Defective (WC2)
2022
2022-12-14Bedbug filing: 0 infested units
2022-10-13Boiler inspection
2022-09-09311: Illegal Parking — Blocked Hydrant
2022-09-08Rodent inspection: Passed
2022-01-23311: Illegal Parking — Blocked Hydrant
2021
2021-12-29Bedbug filing: 0 infested units
2021-12-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2021-12-15Rodent inspection: Passed
2021-08-09HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT CEILING AT PUBLIC HALL, 1st STORY
2021-08-09HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AT PUBLIC HALL, 1st STORY
2021-08-09HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIALS AT CEILING AT PUBLIC HALL, 1st STO
2021-08-05311: HEAT/HOT WATER — APARTMENT ONLY
2021-08-05Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2021-07-28311: Curb Condition — Broken Curb
2021-04-27Boiler inspection
2021-03-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2011-09-05311: Air Quality — Air: Smoke, Residential (AA1)
2010
2010-12-20Job filed: INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPL
2010-12-20Permit EQ — ISSUED
2010-12-02Rodent inspection: Passed
2010-11-10311: Lead — Lead Kit Request (Residential) (L10)