A sustained record of distress well beyond its peers. More recorded distress than 98% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 131.3. In ZIP 10451, 29% of residential buildings hold an A and
22% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
14 total — 3 class C (immediately hazardous), 7 class B, 4 class A. Oldest open since 2019-12-07.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years (winter 2023–24: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
8 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Food Poisoning (2) · Non (2) · Outdoor Dining (1) · SAFETY (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 (1931)
No
Six or more residential units (2)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. 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)
LY88 LLC
Head officer
Xu Lu
Managing agent
Xu Lu
Last registered
2024-07-30
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
$815,000
$48,900
2026
$872,000
$52,320
2027
$902,000
$54,120
The city's market estimate has risen
11% between tax years 2025 and 2027.
2 food-poisoning reports to 311 at this address in the last three years (0 with three or more people sick) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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.
1 street-flooding or sewer-backup complaints at this address since
2022 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
Jackson Av — 2 5 · 0.6 mi straight-line (about a 14-minute walk) · station accessibility: none
Bus
Nearest boarding stop: E 161 St / Melrose Av — Bx6 Bx6-SBS Bx13 · 250 ft · Select Bus Service
Citi Bike
Washington Ave & E 163 St · 600 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: Elementary schools in this district are not zoned. Confirm with the DOE's school search.
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.
8 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $749,000 on
2017-02-16 (lender: Bay Ridge Federal Credit Union). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2017-02-16
Deed $1,070,000 — from ROBLES , ERNESTO; ROBLES, MARIA to LY88 LLC
$1,070,000
2017-02-16
Mortgage $749,000 — from LY88 LLC to BAY RIDGE FEDERAL CREDIT UNION
$749,000
2017-02-16
AL&R $749,000 — from LY88 LLC to BAY RIDGE FEDERAL CREDIT UNION
$749,000
2017-01-31
Sold for $1,070,000
$1,070,000
$535,000
2010-06-04
AL&R $550,000 — from ROBLES, ERNESTO; ROBLES, MARIA to PONCE DE LEON FEDERAL BANK
$550,000
2010-06-04
Mortgage $550,000 — from ROBLES, ERNESTO; ROBLES, MARIA to PONCE DE LEON FEDERAL BANK
$550,000
2008-08-25
Deed $535,000 — from SEWARD, COBERT; SEWARD, NOVIL to ROBLES, ERNESTO; ROBLES, MARIA
$535,000
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
16
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
4
1
5
2018
0
2
0
1
3
2019
1
8
0
0
9
2020
0
4
0
0
4
2021
0
1
0
0
1
2022
0
3
0
3
6
2023
4
9
0
2
15
2024
0
15
0
1
16
2025
0
1
0
4
5
2026
0
2
0
2
4
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311: Non-Emergency Police Matter — Other (complaint details)
2026-09-11
311: Non-Emergency Police Matter — Other (complaint details)
2026-05-26
Rodent inspection: Passed
2025-11-24
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
2025-11-19
Restaurant inspection: PORTO SALVO — grade A
The full timeline
2026
2026-10-02Boiler inspection
2026-09-11311: Non-Emergency Police Matter — Other (complaint details)
2026-09-11311: Non-Emergency Police Matter — Other (complaint details)
2026-05-26Rodent inspection: Passed
2025
2025-11-24HPD 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
2025-11-19Restaurant inspection: PORTO SALVO — grade A
2025-10-03Boiler inspection
2025-08-11Rodent inspection: Passed
2025-07-21Restaurant inspection: PORTO SALVO
2024
2024-12-11Boiler inspection
2024-04-26311: Food Poisoning — 1 or 2
2024-04-26311: Food Poisoning — 1 or 2
2024-03-06HPD class C: § 27-2005, 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF EXPOSED ELECTRIC WIRING AT WEST WALL IN
2024-03-06HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). INOPERABLE IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY,
2024-03-06HPD class A: § 27-2026 ADMIN. CODE: REPAIR THE FLUSHING APPARATUS AND MAINTAIN SAME SO AS TO FLUSH EFFECTIVELY THE WATER CLOSET : IN THE 1st BATHROOM FRO
2024-03-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM N
2024-03-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FRO
2024-03-06HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... TWO SQUARE FEET AT CEILING IN THE 4th ROOM FROM NORTH A
2024-03-06HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER EXCEEDING 130 DEGREES, FOUND 163 DEGREES AT SINK IN THE ENTIRE AP
2024-03-06HPD class A: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT SOUTH WALL AND AT CEILING IN THE 1st BATHROOM FROM
2024-03-06HPD class A: § 27-2005 ADMIN. CODE: REFIT UPPER AND LOWER SASHES AT FIRST WINDOW FRAME FROMNORTH AT EAST IN THE 3rd ROOM FROM NORTH AT EAST LOCATED AT AP
2024-03-06HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... TWO SQUARE FEET AT CEILING IN THE 4th ROOM FROM NORTH A
2024-03-06HPD class A: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION AT EAST WALL IN THE 1st BATHROOM FROM NORTH AT WEST
2023-12-28311: Outdoor Dining — Sidewalk Zone Blocked
2023-12-27Boiler inspection
2023-11-27HPD 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
2023-11-01311: HEAT/HOT WATER — APARTMENT ONLY
2023-11-01Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-10-30311: HEAT/HOT WATER — APARTMENT ONLY
2023-10-30Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-09-27Restaurant inspection: PORTO SALVO — grade B
2022-11-16HPD 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
2022-08-17Rodent inspection: Passed
2022-08-16311: Water System — Hydrant Running Full (WA4)
2021
2021-07-04311: Illegal Fireworks — N/A
2020
2020-11-18311: Sanitation Condition — 12 Dead Animals
2020-08-03311: Outdoor Dining — Street Zone Blocked
2020-04-30311: Other Enforcement — E6 Commercial Waste Disposal
2020-01-16City emergency repair (OMO): as per requirement contract with hpd, provide and install 5 new window guards throughout entire apartment. ''remove all $50
2019
2019-12-11HPD 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
2019-12-07HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). WHICH IS DEFECTIVE LOCATED AT APT 3FL, 3rd STORY, 1st APARTMENT
2019-12-07HPD class C: § 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CI
2019-12-07HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF BEDBUGS LOCATED AT APT 3FL, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST
2019-12-07HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE LOCATED AT APT 3FL, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST
2012-01-24Job filed: INSTALLATION OF 3 BOILERS AS SHOWN ON PLAN. NO CHANGE IN USE OCCUPANCY OR EGRESS.$9,000
2012-01-24Job filed: INSTALLATION OF 3 BOILERS AS SHOWN ON PLAN. NO CHANGE IN USE OCCUPANCY OR EGRESS.$9,000
2011
2011-04-30311: Rodent — Signs of Rodents
2011-02-03Permit PL — ISSUED
2010
2010-11-23Rodent inspection: Passed
2010-11-13311: Food Poisoning — 1 or 2
2010-07-27Rodent inspection: Passed
2010-06-04AL&R $550,000 — from ROBLES, ERNESTO; ROBLES, MARIA to PONCE DE LEON FEDERAL BANK$550,000
2010-06-04Mortgage $550,000 — from ROBLES, ERNESTO; ROBLES, MARIA to PONCE DE LEON FEDERAL BANK$550,000
2009
2009-12-31DOB violation LBLVIO:
2009-02-09Permit PL — ISSUED
2009-01-01DOB violation LL6291:
2008
2008-12-23Permit EW — ISSUED
2008-12-23Permit EW — ISSUED
2008-12-23Permit EW — ISSUED
2008-11-17Job filed: SEE SECTION 24.$85,000
2008-11-17Job filed: SEE SECTION 24.$85,000
2008-09-24Job filed: BUILD NEW MECHANICAL ROOM FOR THE INSTALLATION OF 3 NEW GAS BOILERS AND 3 GAS NEW HOT WATER HEATERS TO REPLACE EXISTING. ADD 1 NEW GAS METER.$13,000
2008-09-24Job filed: BUILD NEW MECHANICAL ROOM FOR THE INSTALLATION OF 3 NEW GAS BOILERS AND 3 GAS NEW HOT WATER HEATERS TO REPLACE EXISTING. ADD 1 NEW GAS METER.$13,000
2008-08-25Deed $535,000 — from SEWARD, COBERT; SEWARD, NOVIL to ROBLES, ERNESTO; ROBLES, MARIA$535,000
2008-01-03DOB violation LL6291:
2002
2002-03-26DOB violation LL6291:
1994
1994-06-09DOB violation LL6291:
1976
1976-12-08Deed — from KAPLAN CLAIRE to NORIEL SEWARD; COBERT SEWARD
1976-12-08Mortgage — from SEWARD COBERT; SEWARD NOVIL to CLAIRE KAPLAN