958 recorded events, 1989–2026, from 18 city data systems. The city's paper trail here is mostly 571 ACRIS deeds & mortgages, 86 DOB permits, 78 DOB violations.
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 100% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 0. In ZIP 10002, 64% of residential buildings hold an A and 5% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: Noise (4) · Water System (2) · Lead (1) · Damaged Tree (1) · Illegal Parking (1) · Homeless Person Assistance (1).
$418,500 in permitted construction work filed since 2016 (9 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 (1912) |
| Yes | Six or more residential units (30) |
| 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) | THE FORWARD BUILDING CONDOMINIUM |
| Head officer | Naftali Bechar |
| Managing agent | Division Property Management, Ltd |
| Last registered | 2025-09-19 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $265,790 | $119,606 |
| 2026 | $948,359 | $426,761 |
| 2027 | $523,682 | $235,657 |
The city's market estimate has risen 97% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $2,606,328 a year ($59.61 per sq ft), operating expenses $720,992 ($16.49 per sq ft), net operating income $1,885,336. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 6/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 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 | East Broadway — F · 150 ft straight-line (about a 1-minute walk) · station accessibility: none Delancey St-Essex St — F J M Z · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Essex St / East Broadway — M9 · 250 ft |
| Citi Bike | Canal St & Rutgers St · 200 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 002 Meyer London. 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.
173 East Broadway
| 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 |
11 311 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 DIVISION PROPERTY MANAGEMENT LTD — 48 buildings, 695 units. Grades across the portfolio: A32 · B12 · C2 · D2. See the whole portfolio
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-06-02 | Agreement $950,000 — from PRAGER, ERIC A to CITIBANK, N.A. | $950,000 | |
| 2026-06-02 | Mortgage $456,144 — from PRAGER, ERIC A to CITIBANK, N.A. | $456,144 | |
| 2026-03-19 | Deed $1,150,000 — from ZIFF, SUSAN TAYLORSON; ZIFF, EDWARD BENJAMIN to DOUSTI, PAYOM | $1,150,000 | |
| 2026-02-25 | Sold for $1,150,000 | $1,150,000 | $38,333 |
| 2026-02-12 | Deed $1,695,000 — from KARAM, STEPHEN to BAILEY, KELLI | $1,695,000 | |
| 2026-02-12 | Mortgage $1,271,250 — from BAILEY, KELLI to LUXURY MORTGAGE CORP. | $1,271,250 | |
| 2026-02-11 | Sold for $1,695,000 | $1,695,000 | $56,500 |
| 2025-10-06 | Deed $7,495,000 — from LEA DIPERNA AS TRUSTEE; THE SILVERSURF PROJECT TRUST to 175 EAST BWAY 10B LLC | $7,495,000 | |
| 2025-10-06 | Mortgage $5,000,000 — from 175 EAST BWAY 10B LLC to JPMORGAN CHASE BANK | $5,000,000 | |
| 2025-08-26 | Sold for $7,495,000 | $7,495,000 | $249,833 |
| 2025-08-26 | Sold for $7,495,000 | $7,495,000 | $249,833 |
| 2025-08-18 | Mortgage $3,900,000 — from FRANCO, CHRISTIAN; QUAY, RICHARD R to RAYMOND JAMES BANK | $3,900,000 | |
| 2025-08-18 | Deed $5,200,000 — from 8A BROADWAY LLC to FRANCO, CHRISTIAN; QUAY, RICHARD R | $5,200,000 | |
| 2025-08-12 | Sold for $5,200,000 | $5,200,000 | $173,333 |
| 2025-08-12 | Sold for $5,200,000 | $5,200,000 | $173,333 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 2 | 16 | 1 | 21 |
| 2018 | 4 | 3 | 5 | 28 | 4 | 44 |
| 2019 | 3 | 5 | 6 | 12 | 5 | 31 |
| 2020 | 5 | 4 | 3 | 16 | 2 | 30 |
| 2021 | 3 | 0 | 5 | 8 | 2 | 18 |
| 2022 | 2 | 2 | 3 | 15 | 6 | 28 |
| 2023 | 0 | 0 | 2 | 17 | 4 | 23 |
| 2024 | 0 | 0 | 6 | 13 | 7 | 26 |
| 2025 | 0 | 0 | 5 | 26 | 3 | 34 |
| 2026 | 0 | 0 | 2 | 18 | 2 | 22 |
Every one of the 958 recorded events, 1989–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10002 · Landlord rankings · How grades work · The map · The Mice Map