The city's published records show little recorded distress here in the last three years. More recorded distress than 57% 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 22.2. 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
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
4 heat or hot-water complaints in the last three years (winter 2024–25: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
23 service requests in the last three years. Most common: Rodent (7) · UNSANITARY CONDITION (6) · Noise (2) · Dirty Condition (2) · HEAT/HOT WATER (2) · Maintenance or Facility (2).
Filed construction activity
$45,000 in permitted construction work filed since
2016 (1 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 (1910)
Yes
Six or more residential units (13)
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)
Koto Estate Company Ltd.
Head officer
Kenji Yamada
Managing agent
Rialto Management Corp.
Last registered
2026-07-20
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
$2,335,000
$1,050,750
2026
$3,367,000
$1,515,150
2027
$3,390,000
$1,525,500
The city's market estimate has risen
45% 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 · 550 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: E 86 St / 3 Av — M86-SBS · 350 ft · Select Bus Service
Citi Bike
E 85 St & 3 Ave · 250 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.
23 311 service requests from this address in the last three years — 2 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: $1,666,016 on
2017-10-23 (lender: Signature Bank), 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
2024-08-23
Deed $8,000,000 — from GLASS & OIL, LLC to KOTO ESTATE CO., LTD.
$8,000,000
2024-08-14
Sold for $8,000,000
$8,000,000
$615,385
2017-10-23
Mortgage $1,666,016 — from GLASS & OIL, LLC to SIGNATURE BANK
$1,666,016
2017-10-23
Agreement $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$10,000,000
2017-10-23
AL&R $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$10,000,000
2016-06-08
Mortgage $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$499,000
2016-06-08
AL&R $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$499,000
2014-09-17
AL&R $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$8,000,000
2014-09-17
Mortgage $3,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$3,000,000
2014-09-17
Agreement $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$8,000,000
2013-06-11
Deed $4,000,000 — from 222 EAST 85TH STREET, LLC to GLASS & OIL, LLC
$4,000,000
2013-06-11
Mortgage $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$5,000,000
2013-06-11
AL&R $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$5,000,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
2025
21
2026
Housing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
5
1
6
2018
4
0
3
7
2019
5
0
2
7
2020
2
0
0
2
2021
10
0
1
11
2022
10
0
1
11
2023
2
0
1
3
2024
5
6
1
12
2025
16
0
3
19
2026
13
0
8
21
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Rodent inspection: Failed for Rat Activity and Other Reason
2026-01-11
311: Rodent — Rat Sighting
2026-01-05
311: Rodent — Rat Sighting
2025-12-15
311: Noise — Noise: Jack Hammering (NC2)
2025-11-17
HPD 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
2026-06-14311: Maintenance or Facility — Rodent Sighting
2026-06-12Rodent inspection: Bait applied
2026-06-05Rodent inspection: Bait applied
2026-05-18Rodent inspection: Failed for Rat Activity
2026-05-14311: Rodent — Rat Sighting
2026-05-11311: Encampment — N/A
2026-04-09311: Rodent — Rat Sighting
2026-04-08311: Rodent — Rat Sighting
2026-04-02Rodent inspection: Stoppage done
2026-03-27311: Maintenance or Facility — Rodent Sighting
2026-03-24Rodent inspection: Failed for Rat Activity
2026-03-02Rodent inspection: Failed for Rat Activity
2026-02-09Rodent inspection: Passed
2026-01-27Bedbug filing: 0 infested units
2026-01-12Rodent inspection: Failed for Rat Activity and Other Reason
2026-01-11311: Rodent — Rat Sighting
2026-01-05311: Rodent — Rat Sighting
2025
2025-12-15311: Noise — Noise: Jack Hammering (NC2)
2025-11-17HPD 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
2025-07-24Rodent inspection: Failed for Rat Activity
2024-09-20AALR — from FEDERAL DEPOSIT INSURANCE CORPORATION AS; FEDERAL DEPOSIT INSURANCE CORPORATION AS to SIG RCRS C MF 2023 VENTURE LLC
2024-09-20Mortgage satisfied — from SIG RCRS C MF 2023 VENTURE LLC to GLASS & OIL, LLC
2024-09-20Mortgage assigned — from FEDERAL DEPOSIT INSURANCE CORPORATION AS; FEDERAL DEPOSIT INSURANCE CORPORATION AS to SIG RCRS C MF 2023 VENTURE LLC
2024-09-20TL&R — from SIG RCRS C MF 2023 VENTURE LLC to GLASS & OIL, LLC
2024-08-23Deed $8,000,000 — from GLASS & OIL, LLC to KOTO ESTATE CO., LTD.$8,000,000
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
2022-02-09311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-02-07311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-01-26311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2022-01-04311: Lead — Lead Kit Request (Residential) (L10)
2022-01-03311: Noise — Noise, Barking Dog (NR5)
2021
2021-12-20311: Lead — Lead Kit Request (Residential) (L10)
2021-12-15Rodent inspection: Passed
2021-07-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2021-04-01HPD 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
2018-01-31311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-01-23Rodent inspection: Failed for Rat Activity
2017
2017-10-23TL&R — from SIGNATURE BANK to GLASS & OIL, LLC
2017-10-23TL&R — from SIGNATURE BANK to GLASS & OIL, LLC
2017-10-23Mortgage $1,666,016 — from GLASS & OIL, LLC to SIGNATURE BANK$1,666,016
2017-10-23Agreement $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$10,000,000
2017-10-23AL&R $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$10,000,000
2017-10-17Rodent inspection: Passed
2016
2016-10-27Rodent inspection: Passed
2016-08-30Permit PL — ISSUED
2016-08-18Permit EW — ISSUED
2016-08-08Permit EW — ISSUED
2016-07-27Job filed: INTERIOR RENOVATION OF APARTMENT 4R AS PER DRAWINGS FILED HEREWITH. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$45,000
2016-06-15Permit EQ — ISSUED
2016-06-08Mortgage $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK$499,000
2016-06-08AL&R $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK$499,000
2016-05-20311: New Tree Request — For One Address
2015
2015-11-24311: Animal Abuse — Other (complaint details)
2015-11-09311: Dead Tree — Dead/Dying Tree
2015-09-14Permit EW — ISSUED
2015-07-07Permit EQ — ISSUED
2015-07-03Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2015-07-03Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2015-06-22Permit EW — ISSUED
2015-05-21Permit EQ — ISSUED
2015-05-19Job 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
2015-05-14Job filed: FACADE REPAIR INCLUDING ALL FACES. NO CHANGE IN USE, OCCUPANCY R EGRESS.$44,900
2014-09-22Mortgage satisfied — from STRIBULA, STEPHEN to HERMA PROPERTIES LTD
2014-09-17AL&R $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$8,000,000
2014-09-17Mortgage $3,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$3,000,000
2014-09-17TL&R — from GLASS & OIL, LLC to SIGNATURE BANK
2014-09-17Agreement $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$8,000,000
2014-01-30Permit PL — ISSUED
2014-01-03Permit EW — ISSUED
2013
2013-11-25Job filed: INTERIOR RENOVATIONS OF CELLAR APARTMENT TO INCLUDE GENERAL CONSTRUCTION AND PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE TO USE, EGRESS OR OC$239,000
2013-11-25Job filed: INTERIOR RENOVATIONS OF CELLAR APARTMENT TO INCLUDE GENERAL CONSTRUCTION AND PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE TO USE, EGRESS OR OC$239,000
2013-07-31DOB complaint, category ?
2013-06-11Deed $4,000,000 — from 222 EAST 85TH STREET, LLC to GLASS & OIL, LLC$4,000,000
2013-06-11Mortgage $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$5,000,000
2013-06-11AL&R $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$5,000,000
2012
2012-07-19Rodent inspection: Passed
2011
2011-11-16Rodent inspection: Passed
2010
2010-12-02Rodent inspection: Passed
2009
2009-08-31Tenant complaint: PAINT/PLASTER — WALL
2009-08-31Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2009-08-31Tenant complaint: PLUMBING — WATER SUPPLY
2009-08-05Tenant complaint: PLUMBING — WATER SUPPLY
2009-08-05Tenant complaint: APPLIANCE — ELECTRIC/GAS RANGE
2007-10-22Deed — from STRIBULA, HERMA to 222 EAST 85TH STREET, LLC
2006
2006-11-05DOB complaint, category ?
2006-10-18Permit EQ — ISSUED
2006-10-11Job filed: INSTALLATION OF 50' SIDEWALK SHED FOR THE PURPOSE OF FACADE INSPECTION. THE SIDEWALK SHEA WILL COMPLY WITH LL33/91 AND PPN 9/99 THE SIDEWALK SHEA WILL
1997
1997-09-16DOB violation LL6291:
1997-02-10DOB violation LL6291:
1995
1995-08-29DOB violation LL6291:
1994
1994-03-18DOB violation LL6291:
1993
1993-03-18DOB violation LL6291:
1990
1990-10-10Deed — from STRIBULA, STEPHEN LWT; STRIBULA, HERMA EXTR to STRIBULA, HERMA
1990-06-04RTXL — from STRIBULA, STEPHEN
1986
1986-12-19Mortgage assigned — from SASON, ELIZABETH to STRIBULA, STEPHEN
1980
1980-05-28Deed — from REBAB REALTY INC to STRIBULA, STEPHEN
1980-05-28Deed — from STRIBULA, STEPHEN to REBAB REALTY INC
1973
1973-12-04Agreement — from HERMA PROPERTIES LTD to SASON, ELIZABETH
1973-02-20Deed — from STRIBULA, STEPHEN to HERMAN PROPERTIES LTD
1973-02-20Deed — from HERMA PROPERTIES LTD to STRIBULA, STEPHEN
1973-02-20Mortgage — from HERMA PROPERTIES LTD to SASON, ELIZABETH
1967
1967-10-31Deed — from TYBER, PAUL; TYBER, LILLIAN AKA; TYBER, LILLYAN to STRIBULA, STEPHEN
1967-10-31Agreement — from TYBER, PAUL; TYBER, LILLIAN to LICHTNER, ALEXANDER
1967-10-31Mortgage — from STRIBULA, STEPHEN to TYBER, PAUL; TYBER, LILLIAN