3,565 recorded events, 1966–2026, from 21 city data systems. The city's paper trail here is mostly 1,431 311 service requests, 821 HPD complaints, 249 DOB complaints.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 77% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 20.7. In ZIP 10006, 84% of residential buildings hold an A and 4% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 27 total — 18 class C (immediately hazardous), 9 class B, 0 class A. Oldest open since 2018-09-10. |
status snapshot refreshed weekly from HPD records
148 heat or hot-water complaints in the last three years (winter 2023–24: 17 · winter 2024–25: 85 · winter 2025–26: 44). Repeated winter clusters suggest a chronic heating problem.
2 bedbug-infested unit(s) reported in filings over the last three years.
$67,435 in enforcement penalties imposed (ECB/OATH) in the last three years.
500 service requests in the last three years. Most common: Noise (134) · HEAT/HOT WATER (72) · Elevator (54) · Illegal Parking (49) · General Construction/Plumbing (28) · ELECTRIC (23).
$2,132,088 in permitted construction work filed since 2016 (26 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1969) |
| Yes | Six or more residential units (397) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | JDM Washington Street LLC |
| Head officer | David Wallace |
| Managing agent | TRI-HILL MANAGEMENT LLC |
| Last registered | 2026-05-07 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $73,665,000 | $33,149,250 |
| 2026 | $84,426,000 | $37,991,700 |
| 2027 | $84,647,000 | $38,091,150 |
The city's market estimate has risen 15% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 48/100, posted at the entrance by law (2022 disclosure cycle) |
| Facade (Local Law 11) | UNSAFE — unsafe conditions reported (cycle 10) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Clinton Hall | American | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 1 with mice evidence · See them on the Mice Map
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
5 street-flooding or sewer-backup complaints at this address since 2022 (4 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Rector St — 1 · 350 ft straight-line (about a 2-minute walk) · station accessibility: none Rector St — R W · 500 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Trinity Pl / Rector St — M55 SIM15 · 600 ft |
| Citi Bike | Greenwich St & Rector St · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: Battery Park City School Middle: M.S. 297. Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
90 Washington Street
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
500 311 service requests from this address in the last three years — 72 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by TRI-HILL MANAGEMENT LLC — 74 buildings, 2,315 units. Grades across the portfolio: A36 · B20 · C10 · D7. See the whole portfolio
showing 60 of 74 buildings
Most recent mortgage recorded against this lot: $5,200,597 on 2008-09-05 (lender: PNC Arcs LLC). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2008-09-05 | Agreement $8,800,000 — from JDM WASHINGTON STREET LLC to PNC ARCS LLC | $8,800,000 | |
| 2008-09-05 | Mortgage $5,200,598 — from JDM WASHINGTON STREET LLC to PNC ARCS LLC | $5,200,598 | |
| 2005-04-11 | Mortgage $7,700,000 — from JDM WASHINGTON STREET LLC to ARCS COMMERCIAL MORTGAGE CO., LLP | $7,700,000 | |
| 2005-04-11 | Mortgage $7,700,000 — from JDM WASHINGTON STREET LLC to NYC HOUSING DEVELOPMENT CORPORATION | $7,700,000 | |
| 2005-04-11 | Agreement $45,950,000 — from JDM WASHINGTON STREET LLC to NYC HOUSING DEVELOPMENT CORPORATION | $45,950,000 | |
| 2005-04-11 | Mortgage $74,800,000 — from JDM WASHINGTON STREET LLC to NYC HOUSING DEVELOPMENT CORPORATION; FANNIE MAE | $74,800,000 | |
| 2003-07-24 | Mortgage $45,950,000 — from JDM WASHINGTON STREET LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $45,950,000 | |
| 2003-07-24 | Mortgage $36,050,000 — from JDM WASHINGTON STREET LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $36,050,000 | |
| 2003-06-12 | Mortgage $580,000 — from JDM WASHINGTON STREET LLC to KEYBANK NATIONAL ASSOCIATION | $580,000 | |
| 2003-06-12 | Mortgage $5,610,000 — from JDM WASHINGTON STREET LLC to KEYBANK NATIONAL ASSOCIATION | $5,610,000 | |
| 1999-10-26 | Mortgage $2,500,000 — from 90 WASHINGTON LLC to CREDIT SUISSE FIRSTBOSTON MORTGAGE CAPIT | $2,500,000 | |
| 1999-01-07 | Mortgage $32,000,000 — from 90 WASHINGTON LLC to CREDIT SUISSE FIRSTBOSTON MORTGAGE CAPIT | $32,000,000 | |
| 1994-07-13 | Mortgage $3,656,250 — from J. BREED PROPERTIES,INC. to CIGNA PROPERTY & CASUALTY INSURANCE CO. | $3,656,250 | |
| 1986-08-19 | Mortgage $5,551,412 — from J. BREED PROPERTS, INC. to AETNA INS. CO. | $5,551,412 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 10 | 26 | 66 | 0 | 14 | 116 |
| 2018 | 14 | 37 | 227 | 1 | 12 | 291 |
| 2019 | 8 | 10 | 76 | 0 | 1 | 95 |
| 2020 | 17 | 35 | 129 | 0 | 5 | 186 |
| 2021 | 13 | 22 | 115 | 4 | 7 | 161 |
| 2022 | 10 | 35 | 115 | 10 | 3 | 173 |
| 2023 | 13 | 32 | 198 | 0 | 6 | 249 |
| 2024 | 7 | 52 | 326 | 0 | 2 | 387 |
| 2025 | 4 | 26 | 234 | 1 | 4 | 269 |
| 2026 | 17 | 38 | 214 | 0 | 0 | 269 |
Every one of the 3,565 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10006 · Landlord rankings · How grades work · The map · The Mice Map