88-06 161 Street

Queens, NY

BBL 4-09764-0063BIN 4623962

Concern level2 of 4

Moderate

011 active DOB violation(s)
026 open HPD violation(s)
032 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 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

On the NYC DHCR 2024 registered rent-stabilized building list. This official list records the building, not a per-year unit count.

421-a 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

2022

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building9 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 707Issued 2026-09-28

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM CEILING IN THE KITCHEN LOCATED AT APT 707, 7th STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 707Issued 2026-09-28

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM CEILING IN THE BATHROOM LOCATED AT APT 707, 7th STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS A · NON-HAZARDOUSIssued 2026-09-28

§27-2104(B) HMC POST A PROPER NOTICE REGARDING RENT STABILIZATION LAW, IN A FORM APPROVED BY THE COMMISSIONER, IN A CONSPICUOUS LOCATION WITHIN THE COMMON AREA AT THE BUILDINGS ENTRANCE. FOR MORE INFORMATION ABOUT SIGNAGE REQUIREMENTS, PLEASE VISIT: HTTPS://WWW.NYC.GOV/SITE/HPD/SERVICES-AND-INFORMATION/REQUIRED-SIGNAGE.PAGE

Status: Notice issued, not yet certified

CLASS A · NON-HAZARDOUSIssued 2026-09-28

§ 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND THE ADDRESS OF THE BUILDING., 1st STORY

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition2

Heat/Hot Water1

Unsanitary ConditionGarbage/Recycling Storage2026-05-25 · closed

Heat/Hot WaterApartment Only2026-01-17 · closed

Unsanitary ConditionGarbage/Recycling Storage2024-07-05 · 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

Higher than averagevs. NYC apartment blocks

656

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential355

Street/Sidewalk249

Unspecified19

Commercial18

Vehicle12

House of Worship3

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

Higher than averagevs. NYC apartment blocks

384

NYPD reports · last 12 mo

≈ per month

Felony135

Misdemeanor173

Violation76

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 3 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 OPTIONAL1997-06-30

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-05-06Apt 301residential

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

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 2026-08-31

Harassment case

Housing court

Landlord and related buildings

Registered owner

QOF OPERATING LLC

Head officer

Nathaniel Rehanian

Managing agent

Nathaniel Rehanian

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

1661 MADISON AVENUEMANHATTAN 177-16 WEXFORD TERRACEQUEENS 177-18 WEXFORD TERRACEQUEENS 177-30 WEXFORD TERRACEQUEENS 181 WEST 126 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 sale2021-03-10 · $3,480,000

Most recent mortgage2022-05-24 · $13,155,000

Mortgage2022-05-24$13,155,000

borrower QOF OPERATING LLC · lender VALLEY NATIONAL BANK

Mortgage2022-05-24$2,000,000

borrower QOF OPERATING LLC · lender VALLEY NATIONAL BANK

Mortgage2022-05-24$2,000,000

borrower QOF OPERATING LLC · lender VALLEY NATIONAL BANK

Sale2021-03-10$3,480,000

PADALON, JOSEPH → QOF OPERATING LLC

Mortgage1986-09-09$100,000

borrower PADALON, JOSEPH · lender COLAVITO, DOMENICO

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