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home/nyc/queens/163-03 89 avenue

163-03 89 AVENUE

Queens, NY, 11432

163-03 89 AVENUE, Queens, NY, 11432 is a 61-unit rental building in Jamaica, NYC. See every violation, 311 complaint, tenant review, and the LucidIQ score — before you sign a lease.

D
LucidIQ Score
163-03 89
AVENUE
  1. Rental intelligence
  2. Neighborhood risks
  3. Violations, 311, & more
  4. Tenant Reviews
  5. Amenities
  6. Landlord
  7. Location
  8. About this area
  9. History
  10. Similar buildings
  11. FAQ
Write a review
01 / 09

Rental intelligence.

01b / 09

Rent trends.

02 / 10

Neighborhood risks.

02 / 09

Violations, 311, & more.

03 / 09

What tenants actually say.

04 / 09

Building amenities.

05 / 09

The landlord.

06 / 09

Location & daily life.

07 / 10

About this area.

Jamaica · 11432
Neighborhood overview
Jamaica→
Vibe · top buildings · landlords · schools · transit
Crime in 11432
See full breakdown→
Incident type · 6-month trend · vs. New York City average
Rent trends in Jamaica
Median rent & comparables→
1BR & 2BR averages · month-over-month · current listings
Nearby neighborhoods to explore
Fresh Meadows· 0.88 miJamaica· 1.29 miBriarwood· 1.29 miHollis· 1.37 miFresh Meadows· 1.64 mi
07 / 09

History of the building.

10 / 10

Frequently asked questions.

10 / 10

NYC-specific insights.

Rent stabilization and seismic safety

Rent stabilizationProtected

DHCR registration & tenant protections

Yes
rent stabilized
60
stabilized units
2024
since
Stabilized units have annual rent-increase caps set by the Rent Guidelines Board and lease-renewal rights.
08 / 09

Similar buildings nearby.

163-03 89 AVENUE — Rent Intelligence for Jamaica, NYC

Jamaica · Queens, NY, 11432
Built 19577 floors61 unitsBBL 4098130001
Current rent range
$1,989 – $4,175 / mo
5 bedroom bands tracked · sampled from recent listings · rent stabilized
Leave a review
★★★★★1.01 reviews
Verified reviewsLCOwned byLINCOLN COURT APTS INC1 bldg
The verdictLucidIQ Score
D
★★★★★
1.0 / 5
LucidIQ Score
Queens · 1 review
Rent-stabilized building in Queens. The record reflects public data from HPD, DOB, and 311.
Rent fairnessExcellent
Livability—
LandlordMixed
ProtectionsVery strong
HPD violations64last 7 years · class A, B, C
Evictions filed0last 7 years
Tenant reviews11.0 ★ avg
Rent-stab units61DHCR records
Building age69 ybuilt 1957
311 complaints15last 7 years
01 / 10

Rental intelligence.

Neighborhood Median Rent

Queens · February 2026

Studio
$2,340/mo
1 BR
$2,440/mo
2 BR
$2,700/mo
3 BR
$3,360/mo
4 BR
$3,630/mo
This building is rent stabilized — actual rents typically trade below neighborhood medians.

Seasonal Pattern

Best & worst months to sign a lease

Cheapest
July
Most expensive
December
JFMAMJJASOND

Potential savings: ~15% by timing your move to July.

Units Historic Rent 0 listings

—No dataNo recent listings
Based on listing data at this building.

Neighborhood Rent Range Queens

Studio
$2,340
$1,800 – $2,573
1 Bed
$2,440
$2,300 – $2,900
2 Bed
$2,700
$3,124 – $3,493
3 Bed
$3,360
$3,500 – $3,950
4 Bed
$3,630
$3,086 – $4,175
$1.5k$3k$4.5k
Range (P25 – P75)MedianBased on recent listings in Queens
01b / 09

Rent trends.

Southeast Queens
Quarterly market rent, 2014–2026 (latest = Q1 2026 forecast)
Asking rent
$2,207
current quarter
Effective rent
—
per bedroom only
YoY change
1.0%
asking, vs 1 yr ago
10-year change
14%
asking, since ~'16

Asking rent per bedroom type — switch tabs to see each with effective (concession-net) rent.

02 / 10

Neighborhood risks.

within 0.75 mi
90 nearby
within 0.75 mi
Public-safety
28
shelters, methadone, halfway, sex offenders
24/7 Noise
35
sirens, construction, schools, rail, avenue traffic
Environmental
27
brownfields, industrial zones, sanitation
Block-level
1507
311 noise, rats, bedbug history
Sources: NYC DHS · DOB · 311 · DSNY · FDNY · NYS DCJS · NYS DECSee full report
02 / 10

Violations, 311, & more.

hpd · dob · 311 · acris
last 7 years

Violation & Complaint Trends

Monthly counts over the last 7 years · all data sources

Improving
3526189020192020202120222023202420252026
HPD Violations 64311 Complaints 15DOB Filings 1Evictions 0

HPDTop Violations

64 total
  • Paint/Plaster
    46
  • Pest Infestation
    8
  • Smoke/CO Detector
    3
  • Heat/Hot Water
    1
  • Water Leak
    1

311Top Complaints

15 total
  • Noise - Residential
    119
  • HEAT/HOT WATER
    13
  • Rodent
    10
  • UNSANITARY CONDITION
    9
  • Elevator
    5

DOBTop Filings

1 total
  • DOB Violations
    1

EvictionsEvictions

0 filed
  • Evictions filed
    0

Violations by Unit

(43 units)
UnitViolationsOpenLast Inspected

Recent records

Last 7 years
  • Class ANOV SENT OUTDec 3, 2025

    §27-2045(B)(5) HMC, § 12-01 RCNY POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAILBOX AT PUBLIC HALL

  • Class ANOV SENT OUTDec 3, 2025

    § 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

  • Class ANOV SENT OUTDec 3, 2025

    § 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

  • Class CNOTICE OF ISSUANCE SENT TO TENANTDec 3, 2025

    HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 302, 2nd STORY, 5th APARTMENT FROM EAST AT SOUTH

  • Class ANOV SENT OUTNov 28, 2025

    § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL PEELING PAINT SURFACES IN THE KITCHEN , THE FOYER , THE BATHROOM , THE 1st ROOM FROM EAST LOCATED AT APT 302, 2nd STORY, 5th APARTMENT FROM EAST AT SOUTH

See all 64 HPD records
03 / 10

What tenants actually say.

1.0 /5
★ ★ ★ ★ ★
1 reviews
5★
0%
4★
0%
3★
0%
2★
0%
1★
100%

Pros: Nothing good at this location Cons: Everything! Pest, loud, and bad location. Advice to landlord: Fix the building

negativeOct 2024
·
Anonymous
View all 1 reviews
04 / 10

Building amenities.

Building Amenities

0 amenities
BUILDING
  • No amenities on file yet
Based on listing data & verified tenant reports.
05 / 10

The landlord.

LINCOLN COURT APTS INC

Portfolio of 1 buildingPRESIDENT: BRUCE BERGERMail: 1333A North Ave, New Rochelle, NY, 10804

Portfolio-level grade reflects the landlord's buildings across NYC, weighted by unit count. Individual building grades may differ.

View full landlord profile
Portfolio Grade
D2.0
Averaged across 1 building
1
buildings
1.0
avg score / 5
D
portfolio grade
0
nearby owned

Ownership timeline · this building

ACRIS deeds and regulatory filings

  1. 1957Building constructed61 units · 7 floors
  2. nowLINCOLN COURT APTS INCOwner of record per HPD registration · registration active through 2026-09-01.
06 / 10

Location & daily life.

163-03 89 AVENUE · Queens · 40.707° N, -73.798° W
44
Walk
20
Transit
37
Bike
Estimated from nearby transit & amenity data
4 bus stops nearby8 min
7 schools nearby2 min
The neighborhood

Jamaica

Downtown Jamaica is southeastern Queens' urban center — the Jamaica Center transit hub connects the E/J/Z trains with dozens of bus lines and the AirTrain to JFK. King Park, the Jamaica Performing Arts Center, and a rapidly developing downtown core are reshaping this historic neighborhood.

7,066buildings tracked3.5avg LucidIQ$2,675median 1BR
64,268population$72kmedian income60%renters
Transit HubUrbanDiverseEvolvingCommercial
Explore Jamaica
Browse all NYC neighborhoods
08 / 10

History of the building.

construction · ownership · permits
195019601970198019902000201020202030
1957
Building constructed
61 units · 7 floors · class N2
2024
Rent stabilization on file
60 stabilized units registered.
now
Current owner: LINCOLN COURT APTS INC
Registered owner on file.

Recent Activity

20 events
  • 311MEDIUMFeb 12, 2026

    HEAT/HOT WATER — APARTMENT ONLY

  • 311MEDIUMJan 27, 2026

    Noise - Residential — Loud Talking

  • 311MEDIUMJan 27, 2026

    Noise - Residential — Loud Talking

  • 311MEDIUMJan 19, 2026

    HEAT/HOT WATER — ENTIRE BUILDING

  • 311MEDIUMDec 16, 2025

    Dirty Condition — Trash

  • HPDLOWDec 3, 2025

    HPD Class A Violation — §27-2045(B)(5) HMC, § 12-01 RCNY POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSI

  • HPDLOWDec 3, 2025

    HPD Class A Violation — § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGA

  • HPDHIGHDec 3, 2025

    HPD Class C Violation — HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 302, 2nd ST

  • HPDLOWDec 3, 2025

    HPD Class A Violation — § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVA

  • 311MEDIUMDec 1, 2025

    HEAT/HOT WATER — ENTIRE BUILDING

Rent Comparison

— Rents relative to area median
  • Studio
    This building: $1,989 – $2,691
    18% aboveArea: $1,980
  • 1 Bed
    This building: $2,074 – $2,806
    9% belowArea: $2,675
  • 2 Bed
    This building: $2,295 – $3,105
    20% belowArea: $3,385
  • 3 Bed
    This building: $2,856 – $3,864
    12% belowArea: $3,811
  • 4+ Bed
    This building: $3,086 – $4,175
    —Area: —
Compared to median rents in 11432

Review Summary

1 reviews
1.0 / 5
Mixed feedbackBased on 1 reviews · avg 1.0 ★
MOST HELPFUL CRITICAL
"Pros: Nothing good at this location Cons: Everything! Pest, loud, and bad location. Advice to landlord: Fix the building"
— Anonymous · Oct 2024
Read all 1 reviews →

Neighborhood Vibe

Downtown Jamaica is southeastern Queens' urban center — the Jamaica Center transit hub connects the E/J/Z trains with dozens of bus lines and the AirTrain to JFK. King Park, the Jamaica Performing Arts Center, and a rapidly developing downtown core are reshaping this historic neighborhood.

Transit HubUrbanDiverseEvolvingCommercial

Energy Score

No energy benchmarking on file.

Walkability & Transit

20
Limited transitTransit score · 4 nearby stops
Nearest TransitBus · 8 min walk
Nearby Stops4
Bus
Estimated from nearby transit stop data

Nearby Transit

BUS
  • JAMAICA CENTER/BAY EQ83
    0.4 mi8 min
  • ARCHER AV /153 STQ84
    0.4 mi8 min
  • ARCHER AV/153 STQ42Q24Q83Q84
    0.4 mi8 min
  • ARCHER AV/153 STQ42
    0.4 mi8 min

Nearby Schools & Colleges

PUBLIC SCHOOLS
  • M.s. 358Middle School
    0.1 mi2 min
  • The Queens School For Leadership And ExcellenceElementary
    0.1 mi2 min
  • Ged P2g-Jamaica Lrning Ref - AhsepGED/Alt
    0.1 mi2 min
  • Queens Satellite High School For OpportunityHigh School
    0.1 mi2 min
CHARTER SCHOOLS
  • Growing Up Green Cs Ii Elementary SchoolCharter
    0.1 mi2 min
  • New Dawn Charter High School IiHigh School
    0.1 mi2 min
  • Zeta Charter School – Queens JamaicaK-12
    0.3 mi6 min
PRIVATE SCHOOLS
  • Elhaam AcademyElementary
    0.2 mi4 min
  • Rising Stars Islamic SchoolElementary
    0.2 mi4 min
  • Mary Louis Academy (the)High School
    0.7 mi15 min

Safety & Crime

0
Below averageSafety score · last 12 months
LAST 12 MONTHS · 11432
Violent266
Property872
Quality-of-life2,202
Total incidents2,938
PRECINCT
Top precinct#103
NYPD CompStat · updated weekly

At a glance

Year built1957
Floors7
Total units61
Rent-stab units61
ClassN2
BBL4098130001

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