771 recorded events, 1967–2026, from 17 city data systems. The city's paper trail here is mostly 227 311 service requests, 139 HPD complaints, 93 ACRIS deeds & mortgages.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 56% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 12.4. In ZIP 10038, 65% of residential buildings hold an A and 7% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 23 total — 4 class C (immediately hazardous), 11 class B, 8 class A. Oldest open since 1998-03-30. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$2,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
31 service requests in the last three years. Most common: Noise (13) · Illegal Parking (4) · Missed Collection (4) · Dead Animal (1) · Lost Property (1) · Indoor Sewage (1).
$1,725,410 in permitted construction work filed since 2016 (14 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 (1902) |
| Yes | Six or more residential units (24) |
| 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) | 85 SOUTH STREET, LLC |
| Head officer | STEVEN COHN |
| Managing agent | MD Squared Property Group |
| Last registered | 2025-08-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $5,626,000 | $2,531,700 |
| 2026 | $5,839,000 | $2,627,550 |
| 2027 | $5,940,000 | $2,673,000 |
The city's market estimate has risen 6% between tax years 2025 and 2027.
| Energy grade (LL33) | A — ENERGY STAR score 100/100 (2022 disclosure cycle) |
| Facade (Local Law 11) | SAFE (cycle 8) |
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.
In the city's stormwater flood map only under the extreme-storm scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
1 street-flooding or sewer-backup complaints at this address since 2017 (0 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 | Wall St — 2 3 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none Fulton St — 2 3 4 5 A C J Z · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Water St / John St — M15 · 400 ft |
| Citi Bike | Water St & Fletcher St · 400 ft · station location as of 2026-09-23; live availability |
| 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.
85 South 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 |
| Anything else | Anything else |
31 311 service requests from this address in the last three years.
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 MD SQUARED PROPERTY GROUP — 110 buildings, 3,031 units. Grades across the portfolio: A80 · B21 · C6 · D2. See the whole portfolio
showing 60 of 110 buildings
Most recent mortgage recorded against this lot: $3,600,000 on 2005-06-22 (lender: Richard L. Grossman Family Limited Partnership). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-28 | Sold for $8,250,000 | $8,250,000 | $343,750 |
| 2015-04-14 | RPTT&RET $901,469 — from THE BOARD OF THE SHIPS CHANDLERY CONDOMI to 80 SOUTH, LLC | $901,469 | |
| 2015-04-13 | DEVR $3,116,506 — from GERRITY, DANIEL W.; THE BOARD OF MANAGERS to 80 SOUTH, LLC | $3,116,506 | |
| 2015-03-30 | DEVR $64,650,000 — from 167 FRONT PROPERTIES LLC; SWH FRONT STREET, LLC to 80 SOUTH, LLC | $64,650,000 | |
| 2015-03-30 | DEVR $6,050,000 — from 80 SOUTH, LLC to 167 FRONT PROPERTIES LLC; SWH FRONT STREET, LLC | $6,050,000 | |
| 2014-11-28 | Deed $20,000,000 — from 83-85 SOUTH STREET LLC to 85 SOUTH STREET LLC | $20,000,000 | |
| 2005-06-22 | Mortgage $3,600,000 — from 83-85 SOUTH STREET LLC to RICHARD L. GROSSMAN FAMILY LIMITED PARTN | $3,600,000 | |
| 2005-06-22 | AL&R $5,000,000 — from NORTH FORK BANK to 83-85 SOUTH STREET LLC | $5,000,000 | |
| 2005-06-22 | Agreement $5,000,000 — from NORTH FORK BANK to 83-85 SOUTH STREET LLC | $5,000,000 | |
| 2005-06-22 | Mortgage $3,938,070 — from 83-85 SOUTH STREET LLC to NORTH FORK BANK | $3,938,070 | |
| 2005-06-22 | Deed $10,000,000 — from THE RICHARD L. GROSSMAN FAMILY LIMITED P to 83-85 SOUTH STREET LLC | $10,000,000 | |
| 2002-10-11 | Mortgage $228,292 — from RICHARD L. GROSSMANFAMILY LIMITED PARTNE to DIME SAVINGS BANK OFWILLIAMSBURGH | $228,292 | |
| 2001-01-12 | Mortgage $226,300 — from RICHARD L. GROSSMANFAMILY LIMITED PARTNE to DIME SAVINGS BANK OFWILLIAMSBURGH | $226,300 | |
| 1998-08-07 | Mortgage $338,873 — from RICHSRD L. GROSSMANFAMILY LIMITED PARTNE to DIME SAVINGS BANK OFWILLIAMSBURGH | $338,873 | |
| 1994-06-29 | Mortgage $400,000 — from GROSSMAN, HELAINE to HOME FEDERAL SAVINGSBANK | $400,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 1 | 14 | 2 | 1 | 21 |
| 2018 | 0 | 0 | 6 | 0 | 3 | 9 |
| 2019 | 2 | 4 | 11 | 0 | 0 | 17 |
| 2020 | 7 | 2 | 16 | 0 | 1 | 26 |
| 2021 | 6 | 5 | 16 | 0 | 0 | 27 |
| 2022 | 2 | 5 | 8 | 0 | 0 | 15 |
| 2023 | 1 | 5 | 8 | 0 | 1 | 15 |
| 2024 | 4 | 2 | 11 | 0 | 0 | 17 |
| 2025 | 0 | 3 | 23 | 0 | 0 | 26 |
| 2026 | 1 | 6 | 5 | 2 | 0 | 14 |
Every one of the 771 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10038 · Landlord rankings · How grades work · The map · The Mice Map