101 West 86 Street

Manhattan, NY

BBL 1-01217-0035BIN 1032201

Concern level3 of 4

High

011 open rent-impairing violation(s)
0222 active DOB violation(s)
037 open HPD violation(s)
041 eviction executed in the last 3 years

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 6 stabilized units with New York State for 2023 — of about 40 apartments.

2018 — 6 units registered2023 — 6

J-51 tax benefit

Rent stabilization here may be tied to a tax benefit and can end when the benefit expires.

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1887

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building8 others linked to the same owner

HPD housing-maintenance violations

Open now

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS B · HAZARDOUSApt 3AIssued 2026-08-25RENT-IMPAIRING

§ 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN DRAIN PIPE AT SINK IN THE KITCHEN LOCATED AT APT 3A, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Civ14 Mailed

CLASS B · HAZARDOUSIssued 2011-04-225+ YRS OLD

SECTION 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF EVIDENCE OF A WATER LEAK AT THE CEILING AT BULKHEAD STY AT PUBLIC HALL

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2011-04-225+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CEILING WITH FIRE RETARDING MATERIALS AT BULKHEAD STY. AT PUBLIC HALL

Status: Notice issued, not yet certified

CLASS A · NON-HAZARDOUSIssued 2015-08-175+ YRS OLD

SECTION 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON AREA OF A CLASS A MULTIPLE DWELLING NEAR INSPECTION CERTIFICATE OR PROVIDE NOTICE TO TENANTS IN A PRIVATE DWELLING. AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition5

Appliance1

Electric1

Heat/Hot Water1

Plumbing1

Water Leak1

ElectricOutlet/Switch2026-10-10 · open

PlumbingBasin/Sink2026-08-01 · closed

Unsanitary ConditionMold2026-08-01 · closed

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Much higher than averagevs. NYC apartment blocks

985

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential454

Street/Sidewalk165

Unspecified154

Commercial132

Vehicle66

Helicopter13

Park1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — street life and traffic more than neighbors. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Higher than averagevs. NYC apartment blocks

383

NYPD reports · last 12 mo

≈ per month

Felony102

Misdemeanor223

Violation58

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

No bedbugs reported

The owner filed 11 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-06-30

VIOLATION ISSUED-FAILURE TO FILE 2021 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-06-30

VIOLATION ISSUED-FAILURE TO FILE 2020 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED2009-01-01

DOB building violations

Evictions

Executed, all time

Last 3 years

2024-10-03Apt FIRST FLOOR & BASEMEcommercial

2018-04-27—commercial

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

T&J 2006 LLC

Head officer

ALAN SACKMAN

Managing agent

SACKMAN ENTERPRISES INC

8 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

151 WEST 82 STREETMANHATTAN 208 WEST 104 STREETMANHATTAN 210 WEST 104 STREETMANHATTAN 212 WEST 104 STREETMANHATTAN 214 WEST 104 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2007-04-12 · no recorded price

Most recent mortgage2026-04-30 · $63,988.94

Mortgage2026-04-30$63,988.94

borrower T & J 2006, LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2015-10-08$5,330,381.92

borrower T & J 2006, LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2007-08-07$2,935,172.19

borrower T& J 2006, LLC · lender NORTH FORK BANK, A DIVISON OF CAPITAL ONE, N.A.

Sale2007-04-12no recorded price

T & J REALTY CO., → T & J 2006, LLC

Mortgage2002-07-17$1,781,483.35

borrower T & J REALTY CO. · lender NORTH FORK BANK

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale