88-15 133 Avenue

Queens, NY

BBL 4-11351-0108BIN 4245198

Concern level2 of 4

Moderate

011 open rent-impairing violation(s)
021 active DOB violation(s)
038 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 1 stabilized unit with New York State for 2019 — of about 6 apartments.

2018 — 1 units registered2019 — 1

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

1977

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building33 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 · HAZARDOUSIssued 2017-08-295+ YRS OLD

§ 27-2005, 2007 ADM CODE FIRE EGRESS DEFECTIVE. MAKE STATIONARY THE IRON LADDER LEADING TO SCUTTLE OPENING IN ROOF , AT PUBLIC HALL, 2nd STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 3BIssued 2017-08-155+ YRS OLD

§ 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3B, 2nd STORY, APARTMENT AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2012-03-205+ YRS OLD

SECTION 27-2039 ADM CODE PROVIDE ADEQUATE LIGHT OF NOT LESS THAN 60 WATTS INCANDESCENT OR EQUIVALENT ILLUMINATION LIGHT FIXTURE AT EAST WALL BULB MISSING AT PUBLIC HALL, 1st STORY

Status: Certified late

CLASS B · HAZARDOUSApt 2AIssued 2012-03-195+ YRS OLDRENT-IMPAIRING

SECTION 27-2026 ADM CODE REPAIR THE FLUSHING APPARATUS AND MAINTAIN SAME SO AS TO FLUSH EFFECTIVELY THE WATER CLOSET ... IN THE BATHROOM LOCATED AT APT 2A, 1st STORY, APARTMENT AT EAST

Status: Certified late

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water2

Heat/Hot WaterEntire Building2025-11-11 · closed

Heat/Hot WaterApartment Only2023-02-25 · 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

Lower than averagevs. NYC apartment blocks

140

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential127

Unspecified6

Helicopter3

Street/Sidewalk3

Vehicle1

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

Felony26

Misdemeanor29

Violation16

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

Re-infestation reported

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 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

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

VIOLATION ISSUED-FAILURE TO FILE 2021 EXTERNAL LOW PRESSURE INSPECTION

DOB building violations

Evictions

Executed, all time

Last 3 years

2019-05-20Apt 2Bresidential

2018-08-07Apt 3Bresidential

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

BALSAM VILLAGE 1 LLC

Head officer

LAWRENCE BERNSTEIN

Managing agent

BALSAM VILLAGE MANAGEMENT LLC

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

132-37 88 STREETQUEENS 132-39 88 STREETQUEENS 132-43 88 STREETQUEENS 132-45 88 STREETQUEENS 133-21 87 STREETQUEENS

Landlord and related buildings

Unpaid city fines

No DOB/ECB violations on record for this building.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2017-05-25 · $28,088,888.96

Most recent mortgage2019-08-23 · $499,000

Mortgage2019-08-23$499,000

borrower BALSAM VILLAGE 1 LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2017-05-25$22,700,000

borrower BALSAM VILLAGE 1 LLC, BALSAM VILLAGE 2 LLC · lender JPMORGAN CHASE BANK, N.A.

Sale2017-05-25$28,088,888.96

OZONE ESTATES, BALSAM VILLAGE, INC., GREENVIEW ARMS, INC. → BALSAM VILLAGE 1 LLC

Mortgage1980-02-14no recorded price

borrower BALSAM VILLAGE INC · lender FEDERAL DEPOSIT INSURANCE CORP

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