86-25 Whitney Avenue

Queens, NY

BBL 4-01560-0028BIN 4039023

Concern level2 of 4

Moderate

011 active DOB violation(s)
023 open HPD violation(s)

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 2019 — essentially all of the building's 5 apartments.

2018 — 6 units registered2019 — 6

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

1970

Built

Floors

Residential units

Mixed residential / commercial

Type

The building

This building and the landlord's others

This building

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 A · NON-HAZARDOUSIssued 2025-11-24

§ 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGENCYS HOUSING INFORMATION GUIDE. A SAMPLE NOTICE CAN BE FOUND AT WWW.NYC.GOV/HPD. AT PUBLIC HALL, 1st STORY

Status: Certification rejected by HPD

CLASS A · NON-HAZARDOUSIssued 2025-11-24

§27-2045(B)(5) HMC, § 12-06, 12-10 RCNY POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY COMMISSIONER, IN A COMMON AREA OF A CLASS A MULTIPLE DWELLING NEAR INSPECTION CERTIFICATE OR PROVIDE NOTICE TO TENANTS IN PRIVATE DWELLINGS MISSING

Status: Certification rejected by HPD

CLASS A · NON-HAZARDOUSIssued 2025-11-24

§ 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES THAT SHOULD BE FOLLOWED WHEN A GAS LEAK IS SUSPECTED AT PUBLIC HALL, 1st STORY

Status: Certification rejected by HPD

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water7

Heat/Hot WaterEntire Building2026-01-19 · closed

Heat/Hot WaterEntire Building2026-01-17 · closed

Heat/Hot WaterEntire Building2025-11-23 · 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

About averagevs. NYC apartment blocks

355

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential259

Street/Sidewalk64

Commercial13

Vehicle12

Unspecified6

Park1

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

About averagevs. NYC apartment blocks

270

NYPD reports · last 12 mo

≈ per month

Felony103

Misdemeanor127

Violation40

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 7 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 · C-CONSTRUCTION OTHER OPTIONAL2025-11-10

BOROUGH COMMISSIONER SWO INTENT TO REVOKE APPLICATION #Q01118432 I1, S1, S2 DUE TO APPLICANT OF RECORD HAS WITHDRAWN FROM THE PROJECT. STOP ALL WORK AND MAKE SITE SAFE.

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

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

Housing court

Landlord and related buildings

Registered owner

86-25Whitney LLC

Head officer

Andy Yang

Managing agent

Andy Yang

No other buildings found sharing this building's registered contact.

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

Speculation watch

·Changed hands in 2024 — new owners sometimes move to raise rents or deregulate units

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2024-08-27 · $900,000

Most recent mortgage2024-08-27 · $200,000

Mortgage2024-08-27$200,000

borrower 86-25WHITNEY LLC · lender J.A.M.E. INC

Sale2024-08-27$900,000

J.A.M.E. INC → 86-25WHITNEY LLC

Sale1999-05-04no recorded price

KHODABASH, MICHAEL → J.A.M.E. INC

Mortgage1988-03-23$225,000

borrower KHODABASH, MICHAEL · lender ASTORIA FED S&L ASSN

Sale1988-02-02no recorded price

LIAO, SHEONG SANG, KUO, CHU-HSIA → KHODABASH, MICHAEL

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