The city's published records show little recorded distress here in the last three years. Less recorded distress than 88% 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 0.8. 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
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
38 service requests in the last three years. Most common: Food Establishment (20) · Noise (14) · UNSANITARY CONDITION (2) · Consumer Complaint (1) · Rodent (1).
Filed construction activity
$48,500 in permitted construction work filed since
2016 (4 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 (1920)
Yes
Six or more residential units (16)
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)
KROY ASSOCIATES LLC
Head officer
LEONARD ZANGAS
Managing agent
LEONARD ZANGAS
Last registered
2025-07-24
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
$2,232,000
$1,004,400
2026
$2,634,000
$1,185,300
2027
$2,631,000
$1,183,950
The city's market estimate has risen
18% between tax years 2025 and 2027.
20 Food Establishment complaints to 311 at this address in the last three years (most often: Pet/Animal, Food Contaminated, Rodents/Insects/Garbage) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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 · 150 ft straight-line (about a 1-minute walk) · station accessibility: full 86 St — 4 5 6 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: partial (Uptown local only)
Bus
Nearest boarding stop: E 86 St / 2 Av — M86-SBS · 250 ft · Select Bus Service
Citi Bike
E 88 St & 1 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.
38 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $1,835,978 on
2018-11-19 (lender: New York Community Bank), covering 3 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
2018-11-19
Mortgage $1,835,979 — from KROY ASSOCIATES, LLC to NEW YORK COMMUNITY BANK
$1,835,979
2018-11-19
Agreement $10,000,000 — from KROY ASSOCIATES, LLC to NEW YORK COMMUNITY BANK
$10,000,000
2013-12-10
Agreement $9,000,000 — from KROY ASSOCIATES, LLC to SIGNATURE BANK
$9,000,000
2013-12-10
Mortgage $1,041,763 — from KROY ASSOCIATES, LLC to SIGNATURE BANK
$1,041,763
2013-12-10
AL&R $9,000,000 — from KROY ASSOCIATES, LLC to SIGNATURE BANK
$9,000,000
2005-08-18
AL&R $9,200,000 — from M&T REAL ESTATE TRUST to FMZ HOLDING LLC; KROY ASSOCIATES, LLC
$9,200,000
2005-08-18
Agreement $9,200,000 — from KROY ASSOCIATES, LLC; FMZ HOLDING LLC to M&T REAL ESTATE TRUST
$9,200,000
2005-08-18
Deed $2,548,260 — from 333-337 ASSOCIATES to FMZ HOLDING LLC
$2,548,260
2005-08-18
Deed $6,451,740 — from 333-337 E. 86 ST. LLC to FMZ HOLDING LLC
$6,451,740
2005-08-18
Mortgage $5,994,559 — from FMZ HOLDING LLC; KROY ASSOCIATES, LLC to M&T REAL ESTATE TRUST
$5,994,559
2003-06-19
Mortgage $156,514 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
$156,514
2003-06-19
Agreement $3,143,486 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
$3,143,486
1999-03-22
Mortgage $276,311 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
$276,311
1989-03-27
Mortgage $300,000 — from 333-337 EAST 86 ST ASSC to EAST NEW YORK SVGS BK
$300,000
1986-07-30
Mortgage $3,000,000 — from ORNSTEIN, J ALAN to CROSSLAND SAVINGS FSB
$3,000,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
28
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
3
0
3
0
1
7
2018
0
0
14
4
2
20
2019
0
0
3
0
3
6
2020
0
0
9
0
1
10
2021
0
0
14
0
1
15
2022
3
1
5
0
3
12
2023
1
0
6
0
2
9
2024
0
0
11
0
3
14
2025
0
0
24
0
4
28
2026
0
0
7
0
3
10
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-09-12311: Noise — Noise: air condition/ventilation equipment (NV1)
2023-09-03311: Homeless Person Assistance
2023-08-30311: Noise — Noise: air condition/ventilation equipment (NV1)
2023-05-15Boiler inspection
2023-05-02311: Noise - Vehicle — Car/Truck Music
2023-04-27311: Commercial Disposal Complaint — Private Carter Decal Not Posted
2023-01-02Job filed: FILE HEREBY PLUMBING APPLICATION FOR THE REPLACEMENT OF THE EXISTING 2" GAS PIPE SERVING ALL EXISTING GAS FIRED EQUIPMENT,WITHIN THE EXISTING COMMERCI$8,000
2022-10-22Job filed: FILE HEREBY PLUMBING APPLICATION FOR THE REPLACEMENT OF THE EXISTING 2" GAS PIPE SERVING ALL EXISTING GAS FIRED EQUIPMENT,WITHIN THE EXISTING COMMERCI$8,000
2022-10-13Job filed: FILE HEREBY PLUMBING APPLICATION FOR THE REPLACEMENT OF THE EXISTING 2" GAS PIPE SERVING ALL EXISTING GAS FIRED EQUIPMENT,WITHIN THE EXISTING COMMERCI$8,000
2022-08-29Rodent inspection: Passed
2022-06-10Boiler inspection
2022-01-30311: Street Light Condition — Lamppost Base Door/Cover Damaged
2022-01-03Rodent inspection: Passed
2022-01-01311: General Construction/Plumbing — Vent/Exhaust - Illegal/Improper
2018-01-02Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2017
2017-12-31311: HEAT/HOT WATER — ENTIRE BUILDING
2017-12-28311: HEAT/HOT WATER — ENTIRE BUILDING
2017-12-28Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2017-10-27Rodent inspection: Passed
2017-05-09Job filed: HEREWITH FILE PLANS TO RENOVATE EXISTING BAGEL STORE. WORK TYPE TO INCLUDE MINOR CARPENTRY WORK. NO CHANGE IN USE, EGRESS AND OCCUPANCY INVOLVED UNDER$24,500
2016-02-16HPD 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
2016-02-16HPD 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
2016-02-16HPD 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
2016-02-15311: HEAT/HOT WATER — ENTIRE BUILDING
2016-02-15Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2007-02-06Tenant complaint: HEATING — HEAT RELATED
2005
2005-08-18AL&R $9,200,000 — from M&T REAL ESTATE TRUST to FMZ HOLDING LLC; KROY ASSOCIATES, LLC$9,200,000
2005-08-18Agreement $9,200,000 — from KROY ASSOCIATES, LLC; FMZ HOLDING LLC to M&T REAL ESTATE TRUST$9,200,000
2005-08-18Deed — from 333-337 E. 86 ST. LLC to 333-337 ASSOCIATES
2005-08-18Deed $2,548,260 — from 333-337 ASSOCIATES to FMZ HOLDING LLC$2,548,260
2005-08-18Deed $6,451,740 — from 333-337 E. 86 ST. LLC to FMZ HOLDING LLC$6,451,740
2005-08-18Mortgage $5,994,559 — from FMZ HOLDING LLC; KROY ASSOCIATES, LLC to M&T REAL ESTATE TRUST$5,994,559
2003
2003-06-19Mortgage $156,514 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.$156,514
2003-06-19Agreement $3,143,486 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.$3,143,486
2003-06-19AL&R — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
2002
2002-09-06Permit PL — ISSUED
2002-06-20Permit EW — RE-ISSUED
2002-06-18Job filed: Demolish existing wall and floor finishes, construct new gypsum board ceiling and soffits, new flooring, new furring , and wall finishes, and architec$50,000
2002-03-05ECB Non-Hazardous violation: 34A/ 34A BOILER ROOM DOOR MUST OPEN TOWARDS EGRESS SECTION 4-6-8 PART 4 OF TITLE 1Z OF THE OFFICIAL COMPEATION OF PODES RULE AND R$180
2002-02-12Permit PL — ISSUED
2002-02-01Job filed: Install HW heater for exist. Food Store(UG-6), as shown on plan. No change in use, occupancy, or egress.$3,000
2001
2001-12-20Permit EW — ISSUED
2001-12-20Permit EW — ISSUED
2001-12-18Job filed: REPLACE OIL BURNER ON EXISTING LOW PRESSURE BOILER AND CHANGE GRADE OF FUEL OIL FROM#4 TO#2 NO CHANGE IN EGR ESS OCCUPANCY OR USE UNDER THIS APPLICA I
2001-02-27DOB violation LL6291:
2000
2000-02-07DOB violation LL6291:
1999
1999-03-22Mortgage assigned — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
1999-03-22Mortgage $276,311 — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.$276,311
1999-03-22Deed — from 333-337 EAST 86TH STREET ASSOCIATES to 333-337 E. 86ST LLC
1999-03-22Agreement — from 333-337 E. 86 ST LLC to M&T REAL ESTATE, INC.
1999-03-22Mortgage assigned — from MANUFACTURERS AND TRADERS TRUST COMPANY to M&T REAL ESTATE, INC.
1999-03-16DOB violation LL6291:
1995
1995-01-25Permit EW — ISSUED
1993
1993-08-04DOB complaint, category ?
1993-03-18DOB violation LL6291:
1993-03-18DOB violation LL6291:
1992
1992-12-21SAGE — from A BETTER PLACE HDFC
1992-12-21CERT — from NEW YORK LAND SRVCSINC
1992-02-06Permit EW — ISSUED
1992-02-06Permit EW — ISSUED
1992-02-06Permit EW — ISSUED
1991
1991-11-29DOB violation ES:
1991-05-22Permit SG — ISSUED
1991-05-14Permit SG — ISSUED
1991-04-03Permit PL — ISSUED
1991-03-08Permit EQ — ISSUED
1991-03-08Permit EQ — ISSUED
1991-03-08Permit EW — ISSUED
1989
1989-03-27Mortgage assigned — from CROSSLAND SAVINGS to EAST NEW YORK SVGS BK
1989-03-27Mortgage assigned — from 333-337 E 86 ST ASSOCS to EAST NEW YORK SVGS BK
1989-03-27Mortgage $300,000 — from 333-337 EAST 86 ST ASSC to EAST NEW YORK SVGS BK$300,000
1989-03-27Agreement — from 333-337 EAST 86 ST ASSOC to EAST NEW YORK SVGS BK
1986
1986-09-12Deed — from ORNSTEIN, J. ALAN NOM. to 333-337 E.86TH ST. ASSOC
1986-09-12Deed — from ORNSTEIN, J. ALAN to 333-337 E.86TH ST. ASSOC
1986-07-30Deed — from 81ST ST & AVE A CORP to ORNSTEIN, J ALAN
1986-07-30Mortgage $3,000,000 — from ORNSTEIN, J ALAN to CROSSLAND SAVINGS FSB$3,000,000
1986-07-30Deed — from ORNSTEIN, ROSE; ORNSTEIN, ALBERT; ORNSTEIN, FRANKLIN H to ORNSTEIN, J ALAN
1986-07-30Mortgage satisfied — from SECOND 333-86 CORP; 333 E 86TH ST INC to LEIBEL, VINCENT L.
1986-07-21Deed — from ALFRA REALTY CORP. to ORNSTEIN, J. ALAN; ORNSTEIN, ROSE; ORNSTEIN, FRANKLIN H.
1986-07-15Deed — from ROJUST REALTY CORP to ORNSTEIN, ALBERT
1980
1980-09-30Deed — from ALFRA SUBSIDIARY INC to ALFRA REALTY CORP
1980-05-15Mortgage assigned — from ORNSTEIN ENTERPRISESINC to ORNSTEIN, DAVID; ORNSTEIN, ALBERT; ORNSTEIN, THEODORE
1969
1969-05-07Mortgage assigned — from LEIBELL, VINCENT L EX to 234 EAST 85TH ST INC