A sustained record of distress well beyond its peers. More recorded distress than 99% 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 605.3. In ZIP 11421, 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
Open HPD violations
27 total — 2 class C (immediately hazardous), 18 class B, 7 class A. Oldest open since 2024-12-31.
status snapshot refreshed weekly from HPD records
Patterns
13 heat or hot-water complaints in the last three years (winter 2024–25: 13).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
12 service requests in the last three years. Most common: HEAT/HOT WATER (6) · Obstruction (2) · DOOR/WINDOW (2) · Building/Use (1) · Residential Disposal 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 (1901)
No
Six or more residential units (3)
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)
DEF BEAR 86-04 89TH STREET, LLC
Head officer
ALEXANDER DEFENDINI
Managing agent
ALEXANDER DEFENDINI
Last registered
2025-12-05
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
$736,000
$44,160
2026
$871,000
$52,260
2027
$947,000
$56,820
The city's market estimate has risen
29% between tax years 2025 and 2027.
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
85 St-Forest Pkwy — J · 950 ft straight-line (about a 5-minute walk) · station accessibility: none Woodhaven Blvd — J Z · 1,000 ft straight-line (about a 5-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Jamaica Av / 88 St — Q56 · 550 ft
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.
12 311 service requests from this address in the last three years — 6 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: $540,000 on
2006-09-06 (recorded via MERS, the industry registry; the lender is not named on the record). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2015-01-15
M&CON $624,373 — from DEFENDINI, ALEXANDER to CENTRAL MORTGAGE COMPANY
$624,373
2013-11-08
M&CON $603,765 — from DEFENDINI, ALEXANDER to CENTRAL MORTGAGE COMPANY
$603,765
2006-09-06
Mortgage $540,000 — from DEFENDINI, ALEXANDER to MERS
$540,000
2004-10-06
Mortgage $444,570 — from DEFENDINI, ALEXANDER to ALLIANCE MORTGAGE BANKING CORP.
$444,570
2004-10-06
DEEDO $449,000 — from SAVAGE-VERDUCCI, JILL; SAVAGE , DOROTHY to DEFENDINI, ALEXANDER
$449,000
Ten-year activity
100500
2017
2018
2019
2020
2021
2022
2023
2024
60
2025
2026
EnforcementHousing & tenantsOwnership & money
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Total
2017
1
7
0
8
2018
1
7
0
8
2019
0
5
1
6
2020
0
4
0
4
2021
3
11
0
14
2022
1
3
2
6
2023
0
12
0
12
2024
1
18
0
19
2025
0
60
0
60
2026
0
0
0
0
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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
The full timeline
2025
2025-11-25HPD 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
2025-06-05311: Obstruction — Trash or Recycling
2025-05-31311: Residential Disposal Complaint — Trash or Recycling Not Secure
2025-03-28City emergency repair (OMO): replace entirre window at front of house aka bedroom nyc hpd emergency operations division essential servi$2,480
2025-03-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-03-15311: HEAT/HOT WATER — APARTMENT ONLY
2025-02-06HPD class A: § 27-2005 ADMIN. CODE: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD WALL CABINET ABOVE WASH BASIN IN THE BATHROOM LOCA
2025-02-06HPD class B: § 27-2026 ADMIN. CODE: REPAIR THE LEAKY AND/OR DEFECTIVE FAUCETS BATHTUB IN THE BATHROOM LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM SOU
2025-02-06HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 1, 1
2025-02-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1, 1st STORY, 1st APARTMENT FRO
2025-02-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM S
2025-02-06HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING AT TIME OF INSPECTION IN THE ENTIRE APARTMENT LOCATED AT
2025-02-06HPD class A: § 27-2010, 2011, 2012 ADMIN CODE: CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE CERAMIC WALL TILES CEILING AND ALL WALLS IN THE BATHROO
2025-02-06HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES UPPER AND LOWER SASHES ALL WINDOWS ON EAST WALL IN THE 1st ROO
2025-02-06HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANE UPPER AND LOWER SASHES OF 1ST WINDOW FROM SOUTH AT WEST IN THE
2025-02-06HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR CEILING IN THE 1st ROOM FROM EAST LOCATE
2025-02-06HPD class A: § 27-2005 ADMIN. CODE: REFIT WOOD CLOSET DOORS IN THE 4th ROOM FROM EAST LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST
2025-02-06HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES UPPER AND LOWER SASHES OF 2ND WINDOW FROM EAST AT SOUTH IN THE
2025-02-06HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES UPPER AND LOWER SASHES ON 1ST WINDOW FROM EAST AT SOUTH IN THE
2025-02-06HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANE LOWER SASH OF 2ND WINDOW FROM SOUTH AT WEST IN THE 4th ROOM FRO
2025-01-16HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANE AT 1ST WINDOW LOWER SASH AT AT EAST WALL IN THE 1st ROOM FROM E
2025-01-16HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES AT 2ND WINDOW LOWER SASH AT WEST WALL IN THE 4th ROOM FROM EAS
2025-01-16HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1, 1st STORY, 1st APARTMENT FRO
2025-01-16HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES AT 1ST WINDOW LOWER AND UPPER SASHES AT WEST WALL IN THE 4th R
2025-01-16HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10SQ FT AT CEILING IN THE BATHROOM LOCATED AT
2025-01-16HPD class B: § 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW A
2025-01-16HPD class A: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE VANITY CABINET AT NORTH WALL IN THE BATHROOM LOCATED AT APT 1, 1st STORY,
2025-01-16HPD class B: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WALL AND BASE CABINETS AT NORTH WALL IN THE KITCHEN LOCATED AT APT 1, 1st
2025-01-16HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANE AT EAST WALL PICTURE WINDOW IN THE 1st ROOM FROM EAST LOCATED A
2025-01-16HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM S
2025-01-16HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM EAST LOC
2025-01-16HPD class C: § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS PANES AT 2ND WINDOW LOWER AND UPPER SASHES AT EAST WALL IN THE 1st R
2025-01-06HPD class B: § 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM EAST LOC
2025-01-06HPD class A: § 27-2010, 2011, 2012 ADMIN CODE: CLEANSE TO THE SATISFACTION OF THIS DEPARTMENT THE MILDEW AT CERAMIC TILES AT CEILING IN THE BATHROOM LOCA
2025-01-06HPD class C: § 27-2029 ADMIN. CODE: PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE 2nd ROOM FROM EAST LOCATED AT APT 1FLOOR, 1st STORY, 1st
2025-01-06HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 1
2025-01-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR, 1st STORY, 1st APARTMEN
2025-01-06HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR, 1st STORY, 1st APARTMENT F
2025-01-06HPD class C: § 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER EXCEEDING TEMPERATURE OF 130 DEGREES FAHRENHEIT IN THE ENTIRE APA
2025-01-06HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR, 1st STORY
2025-01-04Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-01-04311: HEAT/HOT WATER — APARTMENT ONLY
2024
2024-12-31HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ.FT AT CEILING IN THE BATHROOM LOCATED A
2024-12-31HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT APT1, 1st STORY, 1st APARTMENT
2024-12-31HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT APT1, 1st STORY,
2024-11-10Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-11-10311: HEAT/HOT WATER — APARTMENT ONLY
2024-07-10311: Obstruction — Weeds or Grass
2024-07-02311: Building/Use — Illegal Conversion Of Residential Building/Space
2024-07-02DOB complaint, category ?
2023
2023-07-27311: Residential Disposal Complaint — Storage Area Not Provided
2023-07-27311: Obstruction — Trash or Recycling
2023-07-25311: Obstruction — Trash or Recycling
2023-07-24311: Obstruction — Trash or Recycling
2023-07-23311: Non-Emergency Police Matter — Other (complaint details)
2023-07-17311: Obstruction — Trash or Recycling
2023-07-13311: Obstruction — Trash or Recycling
2023-07-02311: Non-Emergency Police Matter — Other (complaint details)
2023-06-25311: Obstruction — Trash or Recycling
2023-03-07311: Dirty Condition — Dog Waste
2023-01-17311: Dirty Condition — Trash
2023-01-06311: Sidewalk Condition — Blocked - Construction
2022
2022-12-28311: Obstruction — Trash or Recycling
2022-11-18HPD 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
2022-11-02Mortgage assigned — from MORTGAGE ELECTRONIC REGISTRATION SYSTEMS to ARVEST CENTRAL MORTGAGE COMPANY
2022-10-05Mortgage assigned — from MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; NOMINEE FOR MORTGAGEIT, INC. to ARVEST CENTRAL MORTGAGE COMPANY
2021-05-31311: Special Projects Inspection Team (SPIT) — Illegal Hotel Rooms In Residential Building
2021-04-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2021-03-25Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2018-10-30HPD 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
2018-10-18311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2018-07-17311: Sanitation Condition — 22 Weeds
2018-04-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-03-26311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-01-09HPD 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