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 21.6. 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 — 0 class C (immediately hazardous), 0 class B, 1 class A. Oldest open since 2026-05-31.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
30 service requests in the last three years. Most common: Noise (7) · UNSANITARY CONDITION (6) · Rodent (4) · Dirty Condition (3) · Residential Disposal Complaint (2) · New Tree Request (1).
Filed construction activity
$44,000 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 (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)
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
$2,330,000
$1,048,500
2026
$3,364,000
$1,513,800
2027
$3,118,000
$1,403,100
The city's market estimate has risen
34% 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 · 800 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 · 200 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.
30 311 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: $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 $7,300,000 — from GLASS & OIL, LLC to KOTO ESTATE CO., LTD.
$7,300,000
2024-08-14
Sold for $7,300,000
$7,300,000
$486,667
2017-10-23
Mortgage $1,666,016 — from GLASS & OIL, LLC to SIGNATURE BANK
$1,666,016
2017-10-23
AL&R $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$10,000,000
2017-10-23
Agreement $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$10,000,000
2016-06-08
AL&R $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$499,000
2016-06-08
Mortgage $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$499,000
2014-09-17
Mortgage $3,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$3,000,000
2014-09-17
AL&R $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$8,000,000
2014-09-17
Agreement $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$8,000,000
2013-06-11
AL&R $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK
$5,000,000
2013-06-11
Deed $4,000,000 — from 220 EAST 85TH STREET, LLC to GLASS & OIL, LLC
$4,000,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
2025
32
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
5
1
6
2018
1
1
0
2
4
2019
1
5
0
6
12
2020
0
8
0
1
9
2021
1
12
0
2
15
2022
0
6
0
3
9
2023
0
3
0
3
6
2024
0
12
6
4
22
2025
1
7
0
6
14
2026
0
23
0
9
32
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311: Dead/Dying Tree — Planted More Than 2 Years Ago
2026-07-08
HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE RECYCLING AND GARBAGE AREA
2026-07-08
HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE BUILDING FRONT
2026-06-30
311: Residential Disposal Complaint — Trash or Recycling Not Secure
2026-06-26
Rodent inspection: Stoppage done
2026-06-22
Rodent inspection: Failed for Rat Activity and Other Reason
2026-06-20
311: Homeless Person Assistance — Non-Chronic
2026-06-07
311: Dirty Condition — Trash
2026-06-06
311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2026-05-31
HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE GARBAGE/RECYCLING AREA AT BUILDING FRONT , 1st STORY
2026-05-31
HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2026-05-12
311: Dirty Condition — Trash
2026-05-10
311: Lead — Lead Kit Request (Residential) (L10)
2026-03-05
Rodent inspection: Stoppage done
2026-03-02
Rodent inspection: Passed
2026-02-09
Rodent inspection: Failed for Rat Activity and Other Reason
2026-07-11311: Dead/Dying Tree — Planted More Than 2 Years Ago
2026-07-08HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE RECYCLING AND GARBAGE AREA
2026-07-08HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE BUILDING FRONT
2026-06-30311: Residential Disposal Complaint — Trash or Recycling Not Secure
2026-06-26Rodent inspection: Stoppage done
2026-06-22Rodent inspection: Failed for Rat Activity and Other Reason
2026-06-20311: Homeless Person Assistance — Non-Chronic
2026-06-07311: Dirty Condition — Trash
2026-06-06311: Residential Disposal Complaint — Waste Set Out Too Early or Too Late
2026-05-31HPD class A: § 27-2011 ADM CODE CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE GARBAGE/RECYCLING AREA AT BUILDING FRONT , 1st STORY
2026-05-31HPD class B: § 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AN
2026-05-12311: Dirty Condition — Trash
2026-05-10311: Lead — Lead Kit Request (Residential) (L10)
2026-03-05Rodent inspection: Stoppage done
2026-03-02Rodent inspection: Passed
2026-02-09Rodent inspection: Failed for Rat Activity and Other Reason
2026-01-31Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2026-01-30311: Noise — Noise: Alarms (NR3)
2025
2025-12-15311: Noise — Noise: Construction Before/After Hours (NM1)
2025-12-01Bedbug filing: 0 infested units
2025-09-01HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FRONT YARD
2025-07-24Rodent inspection: Failed for Rat Activity and Other Reason
2024-12-09Rodent inspection: Failed for Rat Activity and Other Reason
2024-12-05Bedbug filing: 0 infested units
2024-12-03311: Rodent — Signs of Rodents
2024-10-03Rodent inspection: Stoppage done
2024-09-26Rodent inspection: Passed
2024-09-20Mortgage assigned — from FEDERAL DEPOSIT INSURANCE CORPORATION AS; FEDERAL DEPOSIT INSURANCE CORPORATION AS to SIG RCRS C MF 2023 VENTURE LLC
2024-09-20Mortgage satisfied — from SIG RCRS C MF 2023 VENTURE LLC to GLASS & OIL, LLC
2024-09-20TL&R — from SIG RCRS C MF 2023 VENTURE LLC to GLASS & OIL, LLC
2024-09-20AALR — from FEDERAL DEPOSIT INSURANCE CORPORATION AS; FEDERAL DEPOSIT INSURANCE CORPORATION AS to SIG RCRS C MF 2023 VENTURE LLC
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
2021-12-15Rodent inspection: Passed
2021-12-10311: Noise — Noise: air condition/ventilation equipment (NV1)
2021-11-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-09-27311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2021-09-27DOB complaint, category ?
2021-08-20Boiler inspection
2021-07-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-01311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-24311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-01-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-01-15311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-11-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-09-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-09-16311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-07-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-07-12311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-06-16311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-05-29Boiler inspection
2020-04-17311: Non-Emergency Police Matter — Social Distancing
2020-01-04311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019
2019-12-18Rodent inspection: Passed
2019-12-03Bedbug filing: 0 infested units
2019-07-02Rodent inspection: Failed for Other Reason
2019-05-14Boiler inspection
2019-05-03311: Noise — Noise: Construction Before/After Hours (NM1)
2019-04-12Rodent inspection: Failed for Other Reason
2019-04-04Rodent inspection: Failed for Rat Activity and Other Reason
2019-03-25311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-03-21311: Noise — Noise: Construction Equipment (NC1)
2019-03-13Rodent inspection: Failed for Rat Activity
2019-03-06DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2019-01-30Bedbug filing: 0 infested units
2018
2018-12-07ECB CLASS - 1 violation: BC907.2.8 FAILURE TO PROVIDE FIRE ALARM SYSTEM FOR TRANSIENT USE AT 1B (CLASS "J") PREVIOUS VIOLATION 3537837M. RMDY:DISCONTINU
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
2017-10-23TL&R — from SIGNATURE BANK to GLASS & OIL, LLC
2017-10-23AL&R $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$10,000,000
2017-10-23Agreement $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$10,000,000
2017-10-17Rodent inspection: Passed
2016
2016-10-27Rodent inspection: Passed
2016-08-08Permit PL — ISSUED
2016-06-15Permit EQ — ISSUED
2016-06-08AL&R $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK$499,000
2016-06-08Mortgage $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK$499,000
2016-04-08Permit PL — ISSUED
2016-04-01Permit EW — ISSUED
2016-03-11Job filed: INTERIOR RENOVATION TO INCLUDE DOORS, FLOORS, LIGHTING, SOME PARTITIONS & RELATED PLUMBING WORK AS PER PLANS FILED HEREWITH.NO CHANGE IN USE, EGRE$44,000
2015
2015-09-14Permit EW — ISSUED
2015-06-29Permit EW — ISSUED
2015-06-22Permit EW — ISSUED
2015-06-15Permit EQ — ISSUED
2015-06-15Permit EQ — ISSUED
2015-06-10Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2015-06-10Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2015-06-09311: Sidewalk Condition — Blocked - Construction
2015-05-27Permit EW — ISSUED
2015-05-27Permit EW — ISSUED
2015-05-27Permit PL — ISSUED
2015-05-27Permit EW — ISSUED
2015-05-27Permit EW — ISSUED
2015-05-21Job filed: REPLACE LOW PRESSURE BOILER AND OIL BURNER AS PER PLANS. RELOCATE EXISTING FUEL STORAGE TANK. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$5,000
2015-05-21Job filed: REPLACE LOW PRESSURE BOILER AND OIL BURNER AS PER PLANS. RELOCATE EXISTING FUEL STORAGE TANK. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$5,000
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: AND EXTERIOR REPAIRS, NO CHANGE IN EGRESS, USE OR OCCUPANCY$44,900
2015-05-04Permit EW — ISSUED
2014
2014-09-22Mortgage satisfied — from STRIBULA, STEPHEN to HERMA PROPERTIES LTD
2014-09-17Mortgage $3,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$3,000,000
2014-09-17AL&R $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$8,000,000
2014-09-17Agreement $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$8,000,000
2014-09-17TL&R — from GLASS & OIL, LLC to SIGNATURE BANK
2014-07-14Permit EW — ISSUED
2014-05-09Job 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$212,000
2014-05-09Job 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$212,000
2013
2013-11-14Permit EW — ISSUED
2013-07-08Job filed: MINOR WORK TO INCLUDE DOORS, FLOORS, LIGHTING, SOME PARTITIONS & RELATED PLUMBING WORK AS PER PLANS FILED HEREWITH.$30,000
2013-07-08Job filed: MINOR WORK TO INCLUDE DOORS, FLOORS, LIGHTING, SOME PARTITIONS & RELATED PLUMBING WORK AS PER PLANS FILED HEREWITH.$30,000
2013-06-11AL&R $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK$5,000,000
2013-06-11Deed $4,000,000 — from 220 EAST 85TH STREET, LLC to GLASS & OIL, LLC$4,000,000
2012
2012-07-19Rodent inspection: Passed
2011
2011-11-16Rodent inspection: Passed
2010
2010-12-02Rodent inspection: Passed
2007
2007-10-22Deed — from STRIBULA, HERMA to 220 EAST 85TH STREET, LLC
2001
2001-08-27Permit EW — ISSUED
2001-08-27Permit EW — ISSUED
2001-08-24Job filed: INSTALL REPLACEMNET 2000 GALLON ABOVEGRO UND FUEL OIL TANK. NO CHANGE IN EGRESS, OCCUPANCY OR USE UNDER THIS APPLICATION.$12,000
2001-08-24Job filed: INSTALL REPLACEMNET 2000 GALLON ABOVEGRO UND FUEL OIL TANK. NO CHANGE IN EGRESS, OCCUPANCY OR USE UNDER THIS APPLICATION.$12,000
1990
1990-10-10Deed — from STRIBULA, STEPHEN LWT; STRIBULA, HERMA EXTR to STRIBULA, HERMA
1990-06-04RTXL — from STRIBULA, STEPHEN
1980
1980-05-28Deed — from STRIBULA, STEPHEN to REBAB REALTY INC
1980-05-28Deed — from REBAB REALTY INC to STRIBULA, STEPHEN
1973
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
1967-10-31Agreement — from TYBER, PAUL; TYBER, LILLIAN to LICHTNER, ALEXANDER
1967-10-31Deed — from TYBER, PAUL; TYBER, LILLIAN AKA; TYBER, LILLYAN to STRIBULA, STEPHEN
1967-10-31Mortgage — from STRIBULA, STEPHEN to TYBER, PAUL; TYBER, LILLIAN
1900
1900-01-01Air permit (CERTIFICATE TO OPERATE), fuel: NO2FUEL