322 East 86th Street

322 East 86th Street in Yorkville, Manhattan, has 5 open HPD violations, 1 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: F (46/100).

Mixed residential & commercial · 3 units · Built 1925

StreetSpy grade: F (Severe, 46/100)

• 1 immediately hazardous violation open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The head officer on this registration is named on 5 buildings' registrations; 1 graded D or F.
• No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.

More open violations per unit than 7 in 10 Manhattan buildings this size.

• Repairs: High (5 open, 1 class C), records as of Oct 26, 2026
• Heat and hot water: 1 complaint, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

5 open violations: 1 class C (immediately hazardous), 1 class B, 3 class A. 4 issued in the last 12 months. 38 on record. Oldest open violation issued 2024-04-18. Newest violation issued 2026-01-02.

0 closed in the last 90 days. Median 214 days from issue to close for the 8 violations closed in the last 12 months.

1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1), issued 2024-04-18. HPD violation 16892338
• Class B: Garbage not removed (hallway). , 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF GARBAGE BINS AT PUBLIC HALL, 2nd STORY, issued 2024-04-18. HPD violation 16892343
• Class A: Gas defect (hallway). 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, issued 2024-04-18. HPD violation 16892346
• Class A: Missing or broken smoke / CO detector (hallway). POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX ... AT PUBLIC HALL, 1st STORY, issued 2024-04-18. HPD violation 16892347
• Class A: Missing or broken smoke / CO detector. 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., issued 2024-04-18. HPD violation 16892348

311 housing complaints

1 in the last 12 months, 4 in 5 years. Most common: Heat/Hot Water (1).

Bedbugs

The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: No bedbug filing on record for this year
• 2025: Owner reported 0 infested units
• 2024: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (0 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

No rent-stabilized units on the tax bill.

Owner and management

Owner: 322 EAST 86TH LLC. Head officer: ANTHONY MUSTO. Managing agent: CROSSTOWN MANAGEMENT CORP. This owner has 5 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Aug 8, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1015480042, HPD building ID 17679. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (Q), 1 min walk
• 86 St (4, 5, 6), 6 min walk
• 96 St (Q), 11 min walk

How the grade is calculated

Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.