105 East 86 Street

Brooklyn, NY

BBL 3-04746-0011BIN 3323115Plain-text version

Concern level3 of 4

High

012 open class-C HPD violations (immediately hazardous) — about 1 per 18 apartments
022 of those issued in the last 3 years
031 open rent-impairing violation(s)
041 active DOB violation(s)
055 evictions 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 OATH/ECB 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.

HPD enforcement

Previously in HPD's Alternative Enforcement Program (AEP Round 13), discharged 2020-11-02.

Rent regulation

Likely rent-stabilized

The owner registered 36 stabilized units with New York State for 2023 — essentially all of the building's 36 apartments.

2019 — 29 units registered2023 — 36

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 →

The building

1950

Built

Floors

Residential units

Walk-up apartments

Type

This building and the landlord's others

This building10 others linked to the same owner

HPD housing-maintenance violations

Open now

1036

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. This tax lot has 2 buildings; these counts are for this building only.

CLASS C · IMMEDIATELY HAZARDOUSApt 2AIssued 2025-03-06

§ 27-2056.7, 27-2056.8, 27-2056.9 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY PERFORMING ACTIVITIES NECESSARY TO ABATE TESTED LEAD-BASED PAINT FROM REQUIRED WINDOW AND/OR DOOR FRICTION SURFACES FOR APARTMENT AND MAKE FLOORS SMOOTH AND CLEANABLE, POSITIVE LEAD-BASED PAINT IN AN APARTMENT WITH A CHILD UNDER SIX LOCATED AT APT 2A, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSApt 3CIssued 2024-12-27

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: HPD couldn't get in to re-inspect

CLASS B · HAZARDOUSApt 2EIssued 2026-09-22RENT-IMPAIRING

§ 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN BATHTUB WASTE LINE IN THE BATHROOM LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2EIssued 2026-04-22

§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AND NORTH WALL IN THE KITCHEN LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

309

All time

Last 12 months

Heat/Hot Water124

Unsanitary Condition48

Paint/Plaster35

Plumbing22

Door/Window19

Electric19

Water Leak18

311 complaints from tenants

Neighborhood noise

Much lower than averagevs. NYC apartment blocks

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential33

Street/Sidewalk13

Vehicle5

Unspecified3

Commercial1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

Lower than averagevs. NYC apartment blocks

NYPD reports · last 12 mo

≈ per month

Felony17

Misdemeanor39

Violation28

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

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED1993-08-16

DOB building violations

OATH/ECB violations and fines

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2025-12-18Apt 3-Bresidential

2025-07-01Apt 1-Cresidential

2025-03-24Apt 2-Gresidential

2025-02-21Apt 3-Bresidential

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: repair & harassment cases

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2026-04-29

Harassment case

CLOSEDOpened 2025-02-13

Heat / hot water

CLOSEDOpened 2024-10-28

Tenant action

CLOSEDOpened 2024-03-06

Comp Supplemental Cases

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

105-131 EAST 86TH STREET LLC

Head officer

EPHRAIM FRUCHTHANDLER

Managing agent

LINEAGE VENTURES LLC

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

1120 SAINT JOHNS PLACEBROOKLYN 130 EAST 18 STREETBROOKLYN 1535 BEDFORD AVENUEBROOKLYN 2514 ALBEMARLE ROADBROOKLYN 2995 INDEPENDENCE AVENUEBRONX

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2017-07-13 · $141,500,000

Most recent mortgage2017-07-13 · $250,000

Sale2017-07-13$141,500,000

74 FRANKLIN LLC, 59-61 EAST 3RD STREET, LLC, 130 E 18TH L.L.C., 109 WEST 27TH STREET, LLC, DITMAS GARDENS LLC, MARLBOROUGH LLC, P & J BRAUN LLC → 41 WHITE LP, 45 WHITE LP, 109 WEST 27TH STREET REALTY LLC, 625 MARLBOROUGH ROAD LLC, 74 FRANKLIN LP, 130 EAST 18TH STREET LLC, 105-131 EAST 86TH STREET LLC, 59-61 EAST 3 REALTY LLC

Mortgage2017-07-13$250,000

borrower 105-131 EAST 86TH STREET, LLC · lender SIGNATURE BANK

Sale2017-07-13no recorded price

105-131 EAST 86TH STREET LLC → 105-131 EAST 86TH STREET LLC

Mortgage2016-02-22$1,964,344.06

borrower DITMAS GARDENS LLC · lender NEW YORK COMMUNITY BANK

Mortgage2011-07-12$499,174.81

borrower DITMAS GARDENS LLC · lender NEW YORK COMMUNITY 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