958 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 590 311 service requests, 143 ACRIS deeds & mortgages, 43 DOB violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 95% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 46. In ZIP 10004, 54% of residential buildings hold an A and 14% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 2 total — 2 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2026-01-23. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2025–26: 4).
No bedbug-infested units reported in the last three years of filings.
512 service requests in the last three years. Most common: Noise (508) · HEAT/HOT WATER (2) · Taxi Complaint (1) · Illegal Parking (1).
$144,425 in permitted construction work filed since 2016 (5 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 (1836) |
| No | Six or more residential units (5) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | ELIZABETH MATTHEWS; PETER POULAKAOS |
| Managing agent | CHRISTOPHER VECCHIARELLI |
| Last registered | 2026-04-23 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,462,781 | $658,251 |
| 2026 | $476,036 | $214,216 |
| 2027 | $1,741,153 | $783,518 |
The city's market estimate has risen 19% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 10) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Adrienne's Pizza Bar | Italian | A | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Broad St — J Z · 700 ft straight-line (about a 3-minute walk) · station accessibility: none Wall St — 2 3 · 750 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Water St / Hanover Sq — M15 SIM5 SIM15 SIM35 · 250 ft |
| Citi Bike | Pearl St & Hanover Square · 300 ft · station location as of 2026-09-23; live availability |
| Bike facility | Shared bike route mapped within 75 ft |
| School zones (2024–25 map) | Elementary: The Peck Slip School Middle: J.H.S. 104 Simon Baruch. 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.
54 Stanton St Extension
| 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 |
512 311 service requests from this address in the last three years — 2 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.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-08-22 | Mortgage $13,400,000 — from 87-89 PEARL LLC; PH WATER STREET LLC; AHEAD REALTY LLC; 87-89 PEARL LLC; PH WATER STREET L to GOLDMAN SACHS BANK USA | $13,400,000 | |
| 2022-08-22 | Mortgage $13,400,000 — from 87-89 PEARL LLC; PH WATER STREET LLC; AHEAD REALTY LLC; 87-89 PEARL LLC; PH WATER STREET L to GOLDMAN SACHS BANK USA | $13,400,000 | |
| 2022-08-22 | Mortgage $13,400,000 — from 87-89 PEARL LLC; PH WATER STREET LLC; AHEAD REALTY LLC; 87-89 PEARL LLC; PH WATER STREET L to GOLDMAN SACHS BANK USA | $13,400,000 | |
| 2022-08-22 | Mortgage $13,400,000 — from 87-89 PEARL LLC; PH WATER STREET LLC; AHEAD REALTY LLC; 87-89 PEARL LLC; PH WATER STREET L to GOLDMAN SACHS BANK USA | $13,400,000 | |
| 2018-01-24 | Mortgage $1,500,000 — from 54-56 STONE STREET REALTY, LLC to FIRST REPUBLIC BANK, A STATE BANK | $1,500,000 | |
| 2016-02-23 | AL&R $4,000,000 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $4,000,000 | |
| 2016-02-23 | Mortgage $2,374,461 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $2,374,461 | |
| 2016-02-23 | Deed $1,960,000 — from POULAKAKOS, HARRY; NAHAS, EDMUND A to 87-89 PEARL LLC | $1,960,000 | |
| 2016-02-23 | Mortgage $2,374,461 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $2,374,461 | |
| 2016-02-23 | Mortgage $2,374,461 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $2,374,461 | |
| 2016-02-23 | Deed $1,225,000 — from POULAKAKOS, HARRY; NAHAS, EDMUND A to 87-89 PEARL LLC | $1,225,000 | |
| 2016-02-23 | Agreement $4,000,000 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $4,000,000 | |
| 2016-02-23 | AL&R $4,000,000 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $4,000,000 | |
| 2016-02-23 | AL&R $4,000,000 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $4,000,000 | |
| 2016-02-23 | Mortgage $2,374,461 — from 87-89 PEARL LLC to METROPOLITAN COMMERCIAL BANK | $2,374,461 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 1 | 5 | 0 | 1 | 10 |
| 2018 | 3 | 7 | 6 | 1 | 2 | 19 |
| 2019 | 14 | 5 | 5 | 0 | 2 | 26 |
| 2020 | 8 | 7 | 10 | 0 | 3 | 28 |
| 2021 | 0 | 1 | 8 | 0 | 2 | 11 |
| 2022 | 0 | 0 | 6 | 12 | 1 | 19 |
| 2023 | 2 | 1 | 149 | 8 | 1 | 161 |
| 2024 | 0 | 1 | 282 | 3 | 2 | 288 |
| 2025 | 2 | 0 | 79 | 0 | 2 | 83 |
| 2026 | 0 | 0 | 35 | 0 | 2 | 37 |
Every one of the 958 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10004 · Landlord rankings · How grades work · The map · The Mice Map