A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. In ZIP 11209, 84% of residential buildings hold an A and
3% 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
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
27 service requests in the last three years. Most common: Noise (10) · Illegal Parking (4) · Snow or Ice (3) · Abandoned Vehicle (2) · Dirty Condition (2) · Street Sign (1).
Filed construction activity
$208,000 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 (1914)
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)
KO 88 GROUP INC
Head officer
SHUN YING GAO
Managing agent
KO 88 GROUP LLC
Last registered
2025-08-18
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
$1,569,000
$94,140
2026
$1,721,000
$103,260
2027
$2,035,000
$122,100
The city's market estimate has risen
30% between tax years 2025 and 2027.
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.
27 311 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: $744,686 on
2016-07-11 (lender: Modern Bank, NA). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2018-01-09
Deed $3,075,000 — from WORKABLE OVINGTON LLC to KO 88 GROUP INC.
$3,075,000
2018-01-09
AL&R $900,000 — from KO 88 GROUP INC. to COUNTRY BANK
$900,000
2018-01-09
Agreement $900,000 — from KO 88 GROUP INC. to COUNTRY BANK
$900,000
2017-12-14
Sold for $3,075,000
$3,075,000
$1,537,500
2016-07-11
Agreement $1,600,000 — from WORKABLE OVINGTON LLC to MODERN BANK, NA
$1,600,000
2016-07-11
AL&R $1,600,000 — from WORKABLE OVINGTON LLC to MODERN BANK, NA
$1,600,000
2016-07-11
Mortgage $744,687 — from WORKABLE OVINGTON LLC to MODERN BANK, NA
$744,687
2016-07-11
Deed $2,100,000 — from 7003 THIRD AVENUE LLC to WORKABLE OVINGTON LLC
$2,100,000
2016-06-28
Sold for $2,100,000
$2,100,000
$1,050,000
2014-04-01
AL&R $900,000 — from 7003 THIRD AVENUE LLC to EMPIRE NATIONAL BANK
$900,000
2014-04-01
Agreement $900,000 — from 7003 THIRD AVENUE LLC to EMPIRE NATIONAL BANK
$900,000
2014-04-01
Mortgage $128,645 — from 7003 THIRD AVENUE LLC to EMPIRE NATIONAL BANK
$128,645
2008-11-07
Mortgage $100,000 — from 7003 THIRD AVENUE LLC to MANUFACTURERS AND TRADERS TRUST COMPANY
$100,000
2006-08-31
DEEDO $1,495,000 — from TORTORA, MARY; LENTO FAMILY IRREVOCABLE REAL ESTATE TRU to 7003 THIRD AVENUE, LLC
$1,495,000
2006-08-31
Mortgage $895,000 — from 7003 THIRD AVENUE, LLC to NORTHFIELD SAVINGS BANK
$895,000
Ten-year activity
50250
2017
37
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
4
4
1
2
11
2018
0
31
5
1
37
2019
0
8
0
0
8
2020
0
11
0
0
11
2021
2
7
0
0
9
2022
0
3
0
1
4
2023
6
4
0
2
12
2024
1
8
0
2
11
2025
1
9
0
2
12
2026
0
10
0
0
10
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-03-07Restaurant inspection: THE BROOKLYN FIREFLY — grade A · mice evidence
2024-01-31FDNY inspection (RISK)
2024-01-18311: Snow or Ice — Sidewalk
2023
2023-11-28HPD 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
2022-04-25311: Dumpster Complaint — Blocking Sidewalk or Street
2022-04-08Rodent inspection: Passed
2022-02-19311: Vaccine Mandate Non-Compliance — Customer Proof of Vaccination Not Checked
2022-01-15311: New Tree Request — For One Address
2021
2021-11-30FDNY inspection (COM_OCPCY)
2021-11-30FDNY inspection (RISK)
2021-09-25311: Dirty Condition — Trash
2021-07-05311: Outdoor Dining — Site Setup Condition
2021-05-01311: Outdoor Dining — Site Setup Condition
2021-04-21HPD 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
2021-03-29311: Outdoor Dining — Site Setup Condition
2021-02-27311: Outdoor Dining — Site Setup Condition
2021-01-28311: Outdoor Dining — Site Setup Condition
2020
2020-11-07311: Noise - Vehicle — Car/Truck Horn
2020-08-15311: Homeless Street Condition — N/A
2020-08-04311: Damaged Tree — Tree Leaning/Uprooted
2020-08-04311: Damaged Tree — Entire Tree Has Fallen Down
2020-07-01311: NonCompliance with Phased Reopening — Business not in compliance
2020-06-14311: NonCompliance with Phased Reopening — Business not allowed to be open
2020-05-29311: Non-Emergency Police Matter — Social Distancing
2020-05-15311: Non-Emergency Police Matter — Social Distancing
2020-03-13311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2020-02-15311: HEAT/HOT WATER — ENTIRE BUILDING
2020-02-15Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2019
2019-12-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-01-09Deed $3,075,000 — from WORKABLE OVINGTON LLC to KO 88 GROUP INC.$3,075,000
2018-01-09TL&R — from WORKABLE OVINGTON LLC to MODERN BANK, N.A.
2018-01-09AL&R $900,000 — from KO 88 GROUP INC. to COUNTRY BANK$900,000
2018-01-09Mortgage assigned — from MODERN BANK, N.A. to COUNTRY BANK
2018-01-09Agreement $900,000 — from KO 88 GROUP INC. to COUNTRY BANK$900,000
2018-01-08HPD 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
2017
2017-12-21311: Building/Use — Illegal Conversion Of Residential Building/Space
2016-11-09311: Building/Use — Illegal Conversion Of Residential Building/Space
2016-11-09DOB complaint, category ?
2016-10-11Permit PL — ISSUED
2016-10-04FDNY inspection (STRUC_INT)
2016-09-10311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2016-09-10DOB complaint, category ?
2016-08-26Permit EW — ISSUED
2016-08-26Permit EW — ISSUED
2016-08-26Permit EW — ISSUED
2016-08-24Job filed: A2$30,000
2016-08-24Job filed: A2$30,000
2016-08-24Job filed: RENOVATION OF EXISTING APARTMENT ON SECOND FLOOR. MINOR ALTERATIONS TO EXISTING PARTITIONS AS PER PLAN. NEW FINISHES AND FIXTURES IN EXISTING KITCHEN $74,000
2016-08-24Job filed: RENOVATION OF EXISTING APARTMENT ON SECOND FLOOR. MINOR ALTERATIONS TO EXISTING PARTITIONS AS PER PLAN. NEW FINISHES AND FIXTURES IN EXISTING KITCHEN $74,000
2009-01-20Job filed: MODIFICATIONS TO EXISTING FIRE ESCAPE. THERE IS NO CHANGE IN USE, OCCUPANCY OR EGRESS.$5,000
2009-01-20Job filed: MODIFICATIONS TO EXISTING FIRE ESCAPE. THERE IS NO CHANGE IN USE, OCCUPANCY OR EGRESS.$5,000
2009-01-20Job filed: MODIFICATIONS TO EXISTING FIRE ESCAPE. THERE IS NO CHANGE IN USE, OCCUPANCY OR EGRESS.$5,000
2008
2008-11-07Mortgage $100,000 — from 7003 THIRD AVENUE LLC to MANUFACTURERS AND TRADERS TRUST COMPANY$100,000
2008-01-03DOB violation LL6291:
2007
2007-07-11Job filed: 3RD AVENUE RESTAURANT GROUP LTD
2007-06-06DOB complaint, category ?
2007-01-19DOB violation LL6291:
2006
2006-12-21Permit EW — ISSUED
2006-09-05Permit PL — ISSUED
2006-08-31DEEDO $1,495,000 — from TORTORA, MARY; LENTO FAMILY IRREVOCABLE REAL ESTATE TRU to 7003 THIRD AVENUE, LLC$1,495,000
2006-08-31AL&R — from NORTHFIELD SAVINGS BANK to 7003 THIRD AVENUE, LLC
2006-08-31Mortgage $895,000 — from 7003 THIRD AVENUE, LLC to NORTHFIELD SAVINGS BANK$895,000
2006-08-14Permit EQ — ISSUED
2006-08-14Permit EW — ISSUED
2006-08-14Permit EW — ISSUED
2006-08-14Permit EW — ISSUED
2006-08-10Job filed: This application is being filed to renovate existing Eating & Drinking Establishemnt,construct bar,toilets,stairs. Mechanical work per plans, Plu$240,000
2006-08-10Job filed: Install Fire Suppression system in existing hood and kitchen exhaust system. No change in use,egress,occupancy under this application$3,000
2006-08-10Job filed: Create five(5)structural openings in exterior walls per structural plans herewith submitted. No change in use,egress,occupancy under this application$40,000
2006-08-10Job filed: This application is being filed to renovate existing Eating & Drinking Establishemnt,construct bar,toilets,stairs. Mechanical work per plans, Plu$240,000
2005
2005-11-17DOB complaint, category ?
2001
2001-01-10Deed — from LENTO, EUGENE to LENTO FAMILY IRREVOCABLE TRUST; TORTORA, ANTHONY/TR; MONAHAN, DENNIS/TR
2001-01-10PAT — from LENTO, EUGENE to TORTORA, MARY
1992
1992-01-31Permit EW — ISSUED
1985
1985-10-16Deed — from LENTO, EUGENE to TORTORA, MARY; LENTO, EUGENE