A meaningful record of code violations or complaints relative to its peers. More recorded distress than 87% 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 20. In ZIP 11414, 92% of residential buildings hold an A and
1% 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
2 total — 1 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2005-06-03.
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
No 311 service requests from this address in the last three years.
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 (1965)
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)
98 STREET HOWARD BEACH REALTY
Head officer
JOSEPHINE MASSINO
Managing agent
98 STREET HOWARD BEACH REALTY CORP
Last registered
2025-02-04
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
$931,000
$55,860
2026
$989,000
$59,340
2027
$1,122,000
$67,320
The city's market estimate has risen
21% between tax years 2025 and 2027.
Flood exposure
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood
maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
In the city's stormwater flood map only under the extreme-storm
scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
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
Howard Beach-JFK Airport — A · 0.7 mi straight-line (about an 18-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 165 Av / 96 St — Q11 · 400 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.
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: $116,289 on
1990-06-11 (lender: Haron 1990 Associates), covering 4 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
1990-06-11
Mortgage $116,289 — from DE SENA, RALPH to HARON 1990 ASSOCIATES
$116,289
1983-09-20
Mortgage $225,000 — from DESENA, RALPH to RICHMOND HILL SAVINGS BK
$225,000
Ten-year activity
1050
2017
2018
2019
2020
10
2021
2022
2023
2024
2025
2026
Housing & tenants
Show as table
Year
Housing & tenants
Total
2017
0
0
2018
2
2
2019
1
1
2020
0
0
2021
10
10
2022
0
0
2023
5
5
2024
1
1
2025
1
1
2026
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
2024
2024-12-05HPD 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
2021-07-31HPD class B: § 27-2037 ADM CODE PROVIDE ADEQUATE LIGHTING AT INTERIOR ENTRY AT PUBLIC HALL, 1st STORY
2021-07-31HPD class B: § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT NORTH WALL IN THE 1st ROOM FROM EAST AT NORTH LOCA
2021-07-31HPD class B: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF BEDBUGS IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR, 2nd STORY, 1st APARTMEN
2021-07-31HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE AT PUBLIC HALL, 1st ST
2021-07-31HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR WHICH IS MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR, 2nd STORY, 1st APART
2021-07-31HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). WHICH IS MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1FLOOR,
2021-07-31HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE RUNNING TOILET IN THE BATHROOM LOCATED AT APT 1FLOOR, 2nd STORY, 1st APARTMENT FR
2021-07-31HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOCK AT DOOR TO APARTMENT IN THE ENTRANCE LOCATED AT APT 1FLOOR, 2nd STORY, 1st A
2019-11-07HPD 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
2018-01-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2016
2016-05-31311: Building/Use — Illegal Conversion Of Residential Building/Space
2016-05-31DOB complaint, category ?
2015
2015-04-08311: Building/Use — Illegal Conversion Of Residential Building/Space
2015-04-08DOB complaint, category ?
2013
2013-03-07HPD class B: SECTION 27-2005 ADMIN. CODE: PROPERLY REPAIR THE BROKEN OR DEFECTIVE COUNTER BALANCE AT LOWER WINDOW SASH IN THE 2nd ROOM FROM NORTH AT EAST
2013-03-04Tenant complaint: GENERAL — WINDOWS
2013-02-28HPD class B: SECTION 27-2005 ADMIN. CODE: PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOWER SASH COUNTER BALANCE WINDOW IN THE 1st ROOM FROM EAST AT SOUTH LO
2013-02-28HPD class B: SECTION 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR EAST WALL IN THE 1st ROOM FROM EAS
2013-02-28HPD class B: SECTION 27-2005 ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR WALLS IN THE 1st ROOM FROM EAST AT
2013-02-28HPD class B: SECTION 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK EAST WALL IN THE 1st ROOM FROM EAST AT NORTH LO
2011-01-30311: Water System — No Water/Low Pressure (WA5)
2005
2005-06-03HPD class B: SECTION 9, 170, 171, 300, 301, 302 M.D.LAW-FILE PLANS AND APPLICATION AND OBTAIN A CERTIFICATE OF OCCUPANCY TO LEGALIZE THE CONVERSION FROM
1993
1993-05-19REL — from ROSENKRANZ, LOUIS to DE SENA, RALPH
1993-05-19Mortgage assigned — from 98TH ST HOWARD BCH RLTY to HARON 1990 ASSOCIATES
1993-05-19Agreement — from HARON 1990 ASSOCIATES to 98TH ST HOWARD BCH RLTY
1993-05-19Deed — from DE SENA, RALPH to 98TH ST HOWARD BCH RLTY
1990
1990-06-11Agreement — from HARON 1990 ASSOCIATES to DE SENA, RALPH
1990-06-11Mortgage $116,289 — from DE SENA, RALPH to HARON 1990 ASSOCIATES$116,289
1990-02-23Mortgage assigned — from NORTH SIDE SAVINGS BK to HARON 1990 ASSCIATES
1989
1989-05-11Agreement — from NORTH SIDE SAVINGS BK to DESENA, RALPH
1983
1983-09-20Mortgage assigned — from ASTORIA FED S&L ASSN to RICHMOND HILL SAVINGS BK
1983-09-20Mortgage $225,000 — from DESENA, RALPH to RICHMOND HILL SAVINGS BK$225,000
1977
1977-01-11Deed — from RALJEN REALTY CORP to RALPH DE SENA