The city's published records show little recorded distress here in the last three years. Less recorded distress than 79% 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 3.3. 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
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: 2 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
2
’24–25
2
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
10 service requests in the last three years. Most common: Damaged Tree (2) · HEAT/HOT WATER (2) · Indoor Air Quality (2) · Curb Condition (1) · Noise (1) · Taxi Complaint (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 (1920)
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)
448 EAST 88TH STREET OWNERS INC.
Head officer
DINU IOVAN
Managing agent
DIRECT MANAGEMENT CORP.
Last registered
2025-07-09
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
$2,964,000
$1,333,800
2026
$3,151,000
$1,417,950
2027
$3,410,000
$1,534,500
The city's market estimate has risen
15% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op
as if it were a rental building. Its 2022 estimate: gross income $508,136 a year
($56.68 per sq ft), operating expenses $132,234
($14.75 per sq ft), net operating income $375,902. These are the
city's estimates from comparable rentals, not the building's actual budget, rents or maintenance
charges.
Building systems
Heating fuel
NO2FUEL
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
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 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full
Bus
Nearest boarding stop: York Av / E 88 St — M31 · 100 ft
Citi Bike
E 89 St & York Ave · 350 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.
10 311 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: $134,772 on
2018-07-10 (lender: New York Community Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-12-22
RPTT&RET $355,000 — from MAROZIK, AS EXECUTRIX, MICHELLE; ESTATE OF NELLIE ZNAMIEROWSKI to NEAGLEY, DAVID
$355,000
2022-12-16
Sold for $355,000
$355,000
$23,667
2022-10-17
RPTT&RET $445,000 — from DEMOSTHENOUS, AS EXECUTOR, IACOVOS; ESTATE OF MIE NAKANE to SUN, YICHAO
$445,000
2022-10-13
Sold for $445,000
$445,000
$29,667
2021-11-10
RPTT&RET $310,000 — from ESTATE OF MIE NAKANE; DEMOSTHENOUS, AS EXECUTOR, IACOVOS to PELLINGTON, TRACY
$310,000
2021-11-03
Sold for $310,000
$310,000
$20,667
2020-05-13
RPTT&RET $415,000 — from GUERRA, LEOPOLDO III; RATZKI, PHILIPPA NATALIE to KURBATOVA, OLGA
$415,000
2020-04-29
Sold for $415,000
$415,000
$27,667
2018-07-10
Agreement $640,000 — from 448 E. 88TH ST. OWNERS, INC. to NEW YORK COMMUNITY BANK
$640,000
2018-07-10
Mortgage $134,773 — from 448 E. 88TH ST. OWNERS, INC. to NEW YORK COMMUNITY BANK
$134,773
2018-07-10
RPTT&RET $375,000 — from PALUMBO, DOMENICA to SELSKY, SAMANTHA
$375,000
2018-06-28
Sold for $375,000
$375,000
$25,000
2017-09-12
RPTT&RET $330,000 — from RATZKI, MARIO F; RATZKI, CAROLINE M to RATZKI, PHILIPPA; GUERRA, LEOPOLDO
$330,000
2017-09-06
Sold for $330,000
$330,000
$22,000
2016-10-05
RPTT&RET $325,000 — from STUART REISER, ADMINISTRATOR C.T.A OF TH; ESTATE OF SELMA LEDERER to KIMSON, MONTOBAN
$325,000
Ten-year activity
20100
2017
11
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
2
1
3
2018
1
2
6
2
11
2019
0
4
0
3
7
2020
0
1
2
1
4
2021
2
5
2
1
10
2022
0
1
4
4
9
2023
0
4
1
2
7
2024
0
5
0
3
8
2025
0
4
0
2
6
2026
0
5
0
3
8
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2026-02-14Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025
2025-12-03Bedbug filing: 0 infested units
2025-09-16311: Noise — Noise: Jack Hammering (NC2)
2025-08-04Rodent inspection: Passed
2025-05-30Boiler inspection
2025-01-06311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2025-01-01311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2024
2024-12-30Boiler inspection
2024-12-25311: HEAT/HOT WATER — APARTMENT ONLY
2024-12-25Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-12-05Bedbug filing: 0 infested units
2024-11-19311: Curb Condition — Broken Curb
2024-10-01Rodent inspection: Passed
2024-05-09311: Damaged Tree — Branch Cracked and Will Fall
2024-04-12Boiler inspection — defects found
2023
2023-12-15Bedbug filing: 0 infested units
2023-11-15HPD 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
2023-10-24Rodent inspection: Passed
2023-08-23Boiler inspection
2023-08-17RPTT&RET — from LEDERER, JAMES B to ESTATE OF SELMA H. LEDERER; STUART REISER, C.T.A
2023-04-05Bedbug filing: 0 infested units
2023-03-15HPD 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
2022-12-22RPTT&RET $355,000 — from MAROZIK, AS EXECUTRIX, MICHELLE; ESTATE OF NELLIE ZNAMIEROWSKI to NEAGLEY, DAVID$355,000
2022-12-16Sold for $355,000$355,000
2022-11-03HPD 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
2022-11-02Boiler inspection
2022-10-17RPTT&RET $445,000 — from DEMOSTHENOUS, AS EXECUTOR, IACOVOS; ESTATE OF MIE NAKANE to SUN, YICHAO$445,000
2022-10-13Sold for $445,000$445,000
2022-09-26Rodent inspection: Passed
2022-09-02Rodent inspection: Failed for Rat Activity
2022-01-06Rodent inspection: Passed
2021
2021-12-29Bedbug filing: 0 infested units
2021-12-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-12-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-07-19ECB CLASS - 2 violation: SAFETY DISCHARGE NOT SUPPORTED-SURFACE BLOW DOWN CORRODED-AGUASTAT ON STEAM MAIN W/O A COVER-NO FIXED LOUVERS AT FRESH AIR OPENING$312
2021-04-16Boiler inspection
2020
2020-12-29Bedbug filing: 0 infested units
2020-09-23Boiler inspection — defects found
2020-05-13RPTT&RET $415,000 — from GUERRA, LEOPOLDO III; RATZKI, PHILIPPA NATALIE to KURBATOVA, OLGA$415,000
2020-04-29Sold for $415,000$415,000
2019
2019-12-10Rodent inspection: Passed
2019-11-24311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-10-21311: Noise — Noise: Construction Before/After Hours (NM1)
2019-09-19Boiler inspection
2019-06-16311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-04-17Rodent inspection: Passed
2019-01-30Bedbug filing: 0 infested units
2018
2018-11-12Boiler inspection
2018-07-10Agreement $640,000 — from 448 E. 88TH ST. OWNERS, INC. to NEW YORK COMMUNITY BANK$640,000
2018-07-10Mortgage $134,773 — from 448 E. 88TH ST. OWNERS, INC. to NEW YORK COMMUNITY BANK$134,773
2018-07-10Mortgage assigned — from SANTANDER BANK, N.A.; SOVEREIGN BANK, N.A.; SOVEREIGN BANK to NEW YORK COMMUNITY BANK
2018-07-10TL&R — from FANNIE MAE
2018-07-10RPTT&RET $375,000 — from PALUMBO, DOMENICA to SELSKY, SAMANTHA$375,000
2016-03-16ECB CLASS - 1 violation: 51,3,16,38. 50-INCORRECT FLUE PIPE. 50A-BOILER NEEDS CLEANING. 50B-BURNER NEEDS CLEANING AND SET UP FIRING RATE. 50C-SEAL CHIMNEY.$1,000
2015
2015-02-02HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2013
2013-08-23RPTT&RET $290,000 — from THOMPSON, MARILYN; THOMPSON, CORY to RATZKI, MARIO; RATZKI, CAROLINE$290,000
2013-08-08HPD litigation: Tenant Action
2013-08-07311: ELECTRIC — ELECTRIC-SUPPLY
2013-08-07311: GENERAL CONSTRUCTION — MOLD
2013-08-07Tenant complaint: ELECTRIC — ELECTRIC-SUPPLY
2013-08-07Tenant complaint: GENERAL — MOLD
2013-05-06DOB complaint, category ?
2012
2012-07-13Rodent inspection: Passed
2012-06-15RPTT $400,000 — from CARLETON, KYLE A to IOVAN, REBECCA; IOVAN, DINU$400,000
2012-03-23Rodent inspection: Passed
2012-03-18311: Rodent — Rat Sighting
2011
2011-11-02Rodent inspection: Passed
2011-09-27311: Air Quality — Air: Dust, Residential (AE1)
2011-08-30Permit EQ — ISSUED
2011-08-29Job 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
2011-04-28RPTT&RET $325,000 — from RICHARD, ALEXANDER to LARSSON, EILEEN M$325,000
2011-04-17311: HEATING — HEAT
2011-04-17Tenant complaint: HEATING — HEAT RELATED
2010
2010-11-08Rodent inspection: Passed
2010-07-16RPTT&RET $285,000 to PALUMBO, DOMENICA$285,000
2009
2009-12-14RPTT&RET $360,000 — from ANDERSON, MELODY J to CARLETON, KYLE$360,000
2008
2008-08-29RPTT&RET $330,000 — from VALLA, SNJEZANA; VALLA, TONICA to FANDIALAN, GODFREY$330,000
2008-07-11AALR — from SOVEREIGN BANK to FANNIE MAE
2008-07-11AL&R $600,000 — from 448 E. 88TH ST. OWNERS, INC. to SOVEREIGN BANK$600,000
2008-07-11TL&R — from ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
2008-07-11Mortgage $160,788 — from 448 E. 88TH ST. OWNERS, INC. to SOVEREIGN BANK$160,788
2008-07-11Agreement $439,212 — from SOVEREIGN BANK to 448 E. 88TH ST. OWNERS, INC.$439,212
2008-07-11TL&R — from ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
2008-07-11Mortgage assigned — from ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA to SOVEREIGN BANK
2008-07-11Mortgage assigned — from SOVEREIGN BANK to FANNIE MAE
2007
2007-08-16RPTT&RET $325,000 — from FARGIS, ALISON to THOMPSON, MARILYN; THOMPSON, CORY$325,000
2007-07-12RPTT&RET $243,000 — from ZAMORANO, MANUEL to VALLA, TONICA; VALLA, SNJEZANA$243,000
2007-06-06RPTT&RET $315,000 — from ZAMORANO, MANUEL to RICHARD, ALEX$315,000
2006
2006-09-06RPTT&RET $417,240 — from BESSDA EQUITIES to REYNOLDS, MARY B$417,240
2006-04-25RPTT&RET $282,500 — from SHELTON, FRANKLIN E to CASANOVA, VICTOR$282,500
2005
2005-07-12DOB complaint, category ?
2005-07-05RPTT&RET $205,000 — from MOSHE, BARR-NEA to FRANKLIN, SHELTON E$205,000
2004
2004-12-14RPTT $280,000 — from SHAPIRO, BARRY; SHAPIRO, ROSLYN to ANDERSON, MELODY J$280,000
2004-09-01Tenant complaint: GENERAL — DOORS
2004-09-01DOB complaint, category ?
2004-05-14Tenant complaint: NONCONST — ODOR
2002
2002-04-03Mortgage satisfied — from 448 E. 88TH ST. OWNERS, INC. to J.C. ASSOCIATES.
2001
2001-10-02Mortgage $162,009 — from 448 E. 88TH ST. OWNERS, INC. to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI$162,009
2001-10-02Agreement — from 448 E. 88TH ST. OWNERS, INC. to ASTORIA FEDERAL SAVINGS AND LOAN ASSOCIA
2001-10-02Mortgage assigned — from 448 E. 88TH ST. OWNERS, INC. to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI
1996
1996-03-29Agreement — from 448 E. 88TH ST. OWNERS, INC. to J.C. ASSOCIATES
1996-03-19Agreement — from 448 E. 88TH ST. OWNERS, INC. to J.C. ASSOCIATES
1996-03-19Agreement — from J.C. ASSOCIATES to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI
1996-03-19Mortgage assigned — from 448 E. 88TH ST. OWNERS, INC. to ASTORIA FEDERAL SAVINGS & LOAN ASSOCIATI
1994
1994-09-21DOB violation B:
1994-09-14DOB complaint, category ?
1989
1989-08-10Deed — from J.C. ASSOCIATES to 448 E. 88 ST OWNERSINC
1989-08-10Mortgage $21,224 — from 448 E. 88TH OWNERS,INC to J.C. ASSOCIATES$21,224
1987
1987-03-09Mortgage $499,000 — from BELANICH, CHARLES J; J.C. ASSOCIATES DBA; BELANICH, JOHN D. to ASTORIA FDRL SVG&LNASSN$499,000
1987-01-21Deed — from GLUCK, ALLAN R. to J.C. ASSOCIATES
1985
1985-10-02Deed — from GLUCK, ALLAN R. EXEC.; GLUCK, IDA L/W/T to GLUCK, ALLAN R.