The city's published records show little recorded distress here in the last three years. Less recorded distress than 96% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty
points per 10 units; this building carries 0.1. 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 17,252 25-99-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), 1 class B, 0 class A. Oldest open since 2021-03-08.
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
23 service requests in the last three years. Most common: Illegal Parking (11) · Noise (7) · Missed Collection (3) · PLUMBING (1) · General Construction/Plumbing (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 (1915)
Yes
Six or more residential units (32)
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)
439 EAST 88 OWNERS CORP.
Head officer
DIVYA RASHAD
Managing agent
THE ANDREWS ORGANIZATION
Last registered
2025-09-12
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
$4,897,000
$2,203,650
2026
$5,498,000
$2,474,100
2027
$5,332,000
$2,399,400
The city's market estimate has risen
9% 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 $906,938 a year
($41.46 per sq ft), operating expenses $313,250
($14.32 per sq ft), net operating income $593,688. 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 5-minute walk) · station accessibility: full
Bus
Nearest boarding stop: York Av / E 88 St — M31 M86-SBS · 300 ft · Select Bus Service
Citi Bike
E 89 St & York 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.
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: $500,000 on
2018-07-30 (lender: National Consumer Cooperative 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
2025-09-25
RPTT&RET $535,000 — from PADILLA, NICOLE to CHARLES, ELIZABETH LINNELL; CHARLES, SARAH ELIZABETH
$535,000
2025-09-10
Sold for $535,000
$535,000
$16,719
2025-03-28
RPTT&RET $650,000 — from ESTATE OF PATRICK KERRIGAN; URSULA KERRIGAN, EXECUTOR to MALONE, EUGENE M
$650,000
2025-03-19
Sold for $650,000
$650,000
$20,313
2024-12-02
RPTT&RET $395,000 — from LAZZARA, CHRISTINE to BOWDEN, DANIEL G; DALTO-BOWDEN, CHRISTINA
$395,000
2024-11-26
Sold for $395,000
$395,000
$12,344
2024-07-16
RPTT&RET $435,000 — from URSULA KERRIGAN, AS EXECUTOR; ESTATE OF PATRICK KERRIGAN to ARMSTRONG, CASEY
$435,000
2024-07-01
Sold for $435,000
$435,000
$13,594
2024-01-10
RPTT&RET $328,000 — from LEE, HSIAO-LING to LEVY, SARA J; LEVY, MOLLIE
$328,000
2024-01-05
Sold for $328,000
$328,000
$10,250
2022-10-24
RPTT&RET $485,000 — from ALLISON COHEN, AS EXECUTOR; ESTATE OF PATRICIA VOEHL to GILCHRIST, ALISON
$485,000
2022-10-07
Sold for $485,000
$485,000
$15,156
2022-08-30
RPTT&RET $680,000 — from LIEBLING-GOLDBERG, MELISSA T; BARRETT, JOHN T to JOSEPH, PERROTTO; JAO, CAROLYN
$680,000
2022-08-19
Sold for $680,000
$680,000
$21,250
2021-08-09
RPTT&RET $587,500 — from GELBER, ESTHER to CHOW, MARIANA; CHOW, MAX
$587,500
Ten-year activity
50250
2017
2018
2019
2020
37
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
1
2
3
2018
0
4
14
2
20
2019
1
3
2
4
10
2020
1
11
4
1
17
2021
0
32
4
1
37
2022
0
2
4
3
9
2023
0
3
0
2
5
2024
0
12
6
3
21
2025
1
6
4
2
13
2026
0
9
0
2
11
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2021-11-10311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-11-01311: Illegal Parking — Blocked Hydrant
2021-10-19311: Illegal Parking — Blocked Hydrant
2021-10-17311: Illegal Parking — Blocked Hydrant
2021-09-28311: Illegal Parking — Blocked Hydrant
2021-08-09RPTT&RET $587,500 — from GELBER, ESTHER to CHOW, MARIANA; CHOW, MAX$587,500
2021-07-21Sold for $587,500$587,500
2021-05-21311: Noise - Vehicle — Car/Truck Horn
2021-04-05RPTT&RET $558,000 — from VAILLANCOURT, ROBERT to MILLER, SHANNON; MILLER, THOMAS$558,000
2021-03-29Sold for $558,000$558,000
2021-03-18Boiler inspection
2021-03-08HPD class B: § 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN AT SINK IN THE KITCHEN LOCATED AT APT 1B, 1st STORY, 2nd APARTMENT FROM
2020-03-30RPTT&RET $640,000 — from JOHNSON, MELISSA L to DOLAN, KELLEY; MEHMED, CHRISTOPHER$640,000
2020-03-16Sold for $640,000$640,000
2020-02-13Boiler inspection
2020-01-27Bedbug filing: 0 infested units
2020-01-27Bedbug filing: 0 infested units
2020-01-15FDNY inspection (RISK)
2019
2019-11-08Rodent inspection: Passed
2019-10-28DOB violation E:
2019-10-24Elevator permit: Modernization of one (1) Passenger Elevator, please see the attached other documents for the scope of work. All work in compliance$169,600
2019-09-30311: New Tree Request — For One Address
2019-06-05311: Damaged Tree — Tree Alive - in Poor Condition
2019-04-17Rodent inspection: Passed
2019-01-30Bedbug filing: 0 infested units
2019-01-24Boiler inspection — defects found
2019-01-07RPTT&RET $805,000 — from BARHAM, MICHAEL; CLEMENZA, NICOLE to AARON, DAMANI; BURNS, COLLEEN ANN$805,000
2019-01-03Sold for $805,000$805,000
2018
2018-12-22311: HEAT/HOT WATER — ENTIRE BUILDING
2018-12-22Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2016-08-10311: Noise — Noise: Construction Equipment (NC1)
2016-06-20RPTT&RET $141,783 — from FINNERAN, CATHERINE to VAILLANCOURT, ROBERT$141,783
2016-06-20RPTT&RET — from VAILLANCOURT, JOAN to VAILLENCOURT, ROBERT
2016-05-26Sold for $141,783$141,783
2016-05-26Deed transfer (nominal price)
2016-04-12RPTT&RET $751,000 — from DAUMAN, SALLY to LIEBLING-GOLDBERG, MELISSA; BARRETT, JOHN$751,000
2016-03-30Sold for $751,000$751,000
2015
2015-07-29Permit PL — ISSUED
2015-05-29Permit EW — ISSUED
2015-04-20Job filed: INTERIOR RENOVATION OF APT WORK TO INCLUDE PARTITIONS, FLOORS, DOORS AND RELATED PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS O$61,000
2015-04-07Permit PL — ISSUED
2015-03-12Permit EW — ISSUED
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
2015-01-05RPTT&RET $585,000 — from PATRICIA VOEHL, AS EXECUTOR; ESTATE OF PEGO PAAR to FAJARDO ARDILLA, DIANA; GONZALEZ MORALES, LUIS$585,000
2014
2014-09-18Permit EW — ISSUED
2014-08-06RPTT&RET $440,000 — from LELESZI, MICHAEL to FINNERAN, CATHERINE; VAILLANCOURT, ROBERT; VAILLANCOURT, JOAN$440,000
2014-07-30Job filed: INTERIOR RENOVATION OF APT WORK TO INCLUDE PARTITIONS, FLOORS, DOORS AND RELATED PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS O$61,000
2014-01-10AALR — from NCB, FSB to FANNIE MAE
2014-01-10Mortgage assigned — from NCB, FSB to FANNIE MAE
2013
2013-10-31RPTT&RET $390,000 — from SAMICK, LISA; SAMICK, DAVID to PADILLA, NICOLE$390,000
2013-09-14RPTT&RET $715,000 — from DI PALMA, JARED T; DI PALMA, MARIE E to BARHAM, MICHAEL; CLEMENZA, NICOLE$715,000
2013-09-07DOB violation E:
2013-08-06311: Air Quality — Air: Smoke, Chimney or vent (AS1)
2013-08-04311: Air Quality — Air: Smoke, Chimney or vent (AS1)
2013-01-10RPTT&RET $430,000 — from PUCIATA, APRIL to MCEVILLY, DEBORAH; MCEVILLY, KEVIN$430,000
2012
2012-08-07TL&R — from EMIGRANT FUNDING CORPORATION to 439 EAST 88TH OWNERS CORP.
2012-08-07TL&R — from EMIGRANT FUNDING CORPORATION to 439 EAST 88TH OWNERS CORP.
2012-08-07Mortgage satisfied — from 439 EAST 88TH OWNERS CORP. to EMIGRANT FUNDING CORPORATION
2012-08-07Mortgage $200,000 — from 439 EAST 88 OWNERS CORP. to NCB; NATIONAL CONSUMER COOPERATIVE BANK$200,000
2012-08-07AL&R $640,000 — from 439 EAST 88 OWNERS CORP. to NCB, FSB$640,000
2012-08-07Mortgage assigned — from EMIGRANT FUNDING CORPORATION to NCB, FSB
2012-08-07Mortgage $181,351 — from 439 EAST 88 OWNERS CORP. to NCB, FSB$181,351
2012-08-07Agreement $640,000 — from 439 EAST 88 OWNERS CORP. to NCB, FSB$640,000
2012-07-25311: Water System — Hydrant Defective (WC2)
2012-07-05Rodent inspection: Passed
2012-05-16DOB violation E:
2011
2011-11-01Rodent inspection: Passed
2011-07-08RPTT&RET $398,000 — from HUNT, YOLANDA K; HENRY, DERYCK N; HENRY, YOLANDA K to LELESZI, MICHAEL$398,000
2011-03-21RPTT&RET $380,000 — from DICERTO, PATRICIA; DICERTO, DAVID to MURRAY, MONICA A; MURRAY, THOMAS F SR$380,000
2011-01-13DOB violation E:
2010
2010-12-06RPTT&RET $581,000 — from JABLONSKY, DOUGLAS R; DOBLE, KAREN M to MARTEL, JANE; PIRO, MELANIE$581,000
2010-11-10311: Noise — Noise: Construction Equipment (NC1)
2010-11-04Rodent inspection: Passed
2010-10-19RPTT&RET $445,000 — from DYAS, JULIE D to JOHNSON, MELISSA L$445,000
2010-04-22RPTT&RET $545,000 — from RUTH WEINSTOCK TRUST to KLEIN, BETHANY$545,000
2010-03-24DOB violation E:
2010-02-02RPTT&RET $450,000 — from GOTTHARD, DOUGLAS to DICERTO, DAVID; DICERTO, PATRICIA$450,000
2009
2009-08-13RPTT&RET $105,210 — from PUCIATA, APRIL; LOPEZ, MICHAEL to PUCIATA, APRIL$105,210
2009-05-28RPTT&RET $575,000 — from MULGRUM , MARC to DIPALMA , JARED; DIPALMA, MARIE$575,000
2008
2008-02-28RPTT&RET $285,000 — from ROTH, NANCY to LEE, HSIAO LING$285,000
2008-01-03DOB violation LL6291:
2007
2007-05-04RPTT&RET $635,000 — from BURNS, CLIFFORD S; HENDLEY, PAULA C to DOBLE, KAREN M; JABLONSKY, DOUGLAS R$635,000
2007-03-02RPTT&RET $250,000 — from RAVIT, LAUREN to LAZZARA, CHRISTINE$250,000
2007-02-07RPTT&RET $370,000 — from ESTATE OF MARGARET ZAMISKA; ZAMISKA, MARYANNA; ZAMISKA, CATHERINE; ZAMISKA, PETER to DYAS, JULIE D$370,000
2006
2006-09-11DOB violation E:
2006-06-02RPTT&RET $125,000 — from PUCIATA, STEPHEN; PUCIATA , BEVERLY to LOPEZ, MICHAEL; PUCIATA , APRIL$125,000
2006-04-28RPTT&RET $325,000 — from WALTERS, WENDELL B; WALTERS, KENNETH to HENRY, DERYCK K; HUNT, YOLANDA K$325,000
2006-02-22RPTT&RET $400,000 — from ROGERS, ELLEN to SAMICK, LISA; SAMICK, DAVID$400,000
2006-01-06DOB violation LL6291:
2005
2005-12-14RPTT&RET $50,000 — from GOTTHARD, DOUGLAS; KLEIN, TRACY to GOTTHARD, DOUGLAS$50,000
2005-10-01DOB violation LL1081:
2005-04-18RPTT&RET $190,000 — from FARRELL, JENNIFER to ROTH, NANCY$190,000
2004
2004-09-27RPTT $182,000 — from BOVINO, CARLA to RAVIT, LAUREN$182,000
2004-01-20Permit EW — ISSUED
2004-01-20Permit EW — ISSUED
2003
2003-12-12Job filed: REPLACE BURNER,CHANGE GRADE OF OIL TO#2 NO CHANGE IN USE EGRESS OR OCCPY
2003-12-12Job filed: REPLACE BURNER,CHANGE GRADE OF OIL TO#2 NO CHANGE IN USE EGRESS OR OCCPY
2003-07-21Mortgage $32,222 — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORPORATION$32,222
2003-07-21AL&R — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORPORATION
2003-07-21TL&R — from EMIGRANT FUNDING CORPORATION to 439 EAST 88 OWNERS CORP
2003-07-21Agreement — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORPORATION
2003-07-21AL&R — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORPORATION
2003-07-21Mortgage $150,000 — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORPORATION$150,000
2002
2002-03-26DOB violation LL6291:
2000
2000-03-28Mortgage assigned — from INDEPENDENCE COMMUNITY REALTY CORP. to EMIGRANT FUNDING CORP.
2000-03-28Mortgage assigned — from INDEPENDENCE COMMUNITY BANK to INDEPENDENCE COMMUNITY REALTY CORP.
2000-03-28Mortgage assigned — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORP
2000-03-28Mortgage $41,306 — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORP$41,306
2000-03-28Agreement — from 439 EAST 88 OWNERS CORP. to EMIGRANT FUNDING CORP
1993
1993-01-07Mortgage assigned — from FEDERAL HM LN MTG CORP to INDEPENDENCE SAVINGSBK
1993-01-07Mortgage $40,458 — from 439 EAST 88 OWNERS CP to INDEPENDENCE SVNGS BANK$40,458
1993-01-07Agreement — from 439 EAST 88 OWNERS CORP to INDEPENDENCE SAVINGSBK
1988
1988-12-14DOB violation E: PROVIDE PERMITS FOR WORK ON ELEVATOR
1987
1987-08-25Agreement — from 439 EAST 88 OWNERS CP to ARCS MORTGAGE INC
1987-08-25Mortgage assigned — from APPLE BANK FOR SAVINGS to ARCS MORTGAGE INC
1987-08-25Mortgage $92,309 — from 439 E 88 OWNERS CORP to ARCS MORTGAGE INC$92,309
1987-08-25Mortgage assigned — from ARCS MORTGAGE INC to FEDERAL HOME LN MTGECP
1981
1981-10-28Agreement — from 439 E 88 OWNERS CORP to HARLEM SAVINGS BANK
1981-09-25Mortgage assigned — from WEINSTOCK, RUTH T to HARLEM SAVINGS BANK
1981-08-18Mortgage — from 439 E 88 OWNERS CORP to WEINSTOCK, RUTH T
1981-08-18Deed — from WEINSTOCK, RUTH T to 439 E 88 OWNERS CORP
1981-01-13Agreement — from WEINSTOCK, RUTH T to HARLEM SAVINGS BANK
1980
1980-12-23Mortgage assigned — from LINCOLN SAVINGS BANK to HARLEM SAVINGS BANK
1980-12-23Mortgage — from WEINSTOCK, RUTH T to HARLEM SAVINGS BANK
1974
1974-03-01Deed — from BITTER, AARON DECD EX to WEINSTOCK, RUTH T
1973
1973-06-12Agreement — from HELSIC REALTY INC to LINCOLN SAVINGS BANK
1973-06-06Deed — from WEINSTOCK, RUTH T; BITTER, AARON DECD EX; WEINSTOCK, RUTH AKA to HELSIC REALTY INC
1973-06-06Deed — from HELSIC REALTY INC to WEINSTOCK, RUTH T; BITTER, AARON DECD EX
1973-06-06Mortgage assigned — from CHASE MANHATTAN BANKNA to LINCOLN SAVINGS BANK
1973-06-06Mortgage — from HELSIC REALTY INC to LINCOLN SAVINGS BANK
1970
1970-04-14Deed — from BITTER, AARON to WEINSTOCK, RUTH T TR
1968
1968-10-09Mortgage assigned — from TROY SAVINGS BANK to CHASE MANHATTAN BANK
1968-10-09Deed — from WEINSTOCK, RUTH T; BITTER, AARON to HELSIC REALTY INC
1968-10-09Agreement — from HELSIC REALTY INC to CHASE MANHATTAN BANK
1968-10-09Deed — from HELSIC REALTY INC to WEINSTOCK, RUTH T; BITTER, AARON
1900
1900-01-01Air permit (CERTIFICATE TO OPERATE), fuel: NO4FUEL