361 recorded events, 1987–2026, from 16 city data systems. The city's paper trail here is mostly 114 ACRIS deeds & mortgages, 73 311 service requests, 43 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 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 0. In ZIP 10012, 65% of residential buildings hold an A and 5% 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 | 1 total — 0 class C (immediately hazardous), 0 class B, 1 class A. Oldest open since 1991-09-09. |
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.
43 service requests in the last three years. Most common: Noise (13) · Illegal Parking (9) · Missed Collection (7) · Obstruction (6) · Residential Disposal Complaint (4) · Mobile Food Vendor (1).
$488,000 in permitted construction work filed since 2016 (11 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 (1886) |
| No | Six or more residential units (4) |
| 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) | 83 SPRING ST CONDOMINIUM |
| Head officer | MICHAEL KHAKSHOURI |
| Managing agent | ROYAL BLUE MANAGEMENT |
| Last registered | 2025-06-12 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,148,400 | $1,866,780 |
| 2026 | $536,062 | $241,228 |
| 2027 | $428,486 | $192,818 |
The city's market estimate has fallen 90% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2017 estimate: gross income $144,168 a year ($40.98 per sq ft), operating expenses $63,817 ($18.14 per sq ft), net operating income $80,351. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
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 | Spring St — 6 · 250 ft straight-line (about a 1-minute walk) · station accessibility: none Prince St — R W · 450 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Broadway / Spring St — M1 M55 · 250 ft |
| Citi Bike | Cleveland Pl & Spring St · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 130 Hernando De Soto Middle: M.S. 131. 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.
83 Spring 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 |
43 311 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 ROYAL BLUE PROPERTY MANAGEMENT — 16 buildings, 438 units. Grades across the portfolio: A11 · B4 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 341 West 45 Street | MN | 90 | A |
| 107 St Marks Place | MN | 48 | A |
| 183 Avenue C | MN | 42 | A |
| 155 East 92 Street | MN | 29 | A |
| 390 Lorimer Street | BK | 28 | A |
| 163 East 92 Street | MN | 28 | A |
| 137 Sullivan Street | MN | 28 | A |
| 159 East 92 Street | MN | 28 | B |
| 304 East 62 Street | MN | 27 | B |
| 192 West 10 Street | MN | 27 | A |
| 311 East 61 Street | MN | 20 | A |
| 309 East 61 Street | MN | 20 | B |
| 569 Hudson Street | MN | 16 | B |
| 83 Spring Street | MN | 4 | A |
| 141 Berry Street | BK | 2 | A |
| 160-166 North 4th Street | BK | 1 | D |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2023-07-13 | Mortgage $7,200,000 — from PIERSON, DANIELLA to MERS | $7,200,000 | |
| 2023-07-13 | Deed $9,000,000 — from HARBERT, LISA; HARBERT, EDWARD W to PIERSON, DANIELLA | $9,000,000 | |
| 2023-07-13 | Deed $9,000,000 — from HARBERT, LISA; HARBERT, EDWARD W to PIERSON, DANIELLA | $9,000,000 | |
| 2023-07-13 | Mortgage $7,200,000 — from PIERSON, DANIELLA to MERS | $7,200,000 | |
| 2023-06-30 | Sold for $9,000,000 | $9,000,000 | $2,250,000 |
| 2023-06-30 | Sold for $9,000,000 | $9,000,000 | $2,250,000 |
| 2022-03-16 | Mortgage $15,996 — from LEFEBVRE, LISA to JPMORGAN CHASE BANK, N.A. | $15,996 | |
| 2022-03-16 | Agreement $429,700 — from LEFEBVRE, LISA to JPMORGAN CHASE BANK, N.A. | $429,700 | |
| 2019-05-21 | Mortgage $291,000 — from LEFEBVRE, LISA to TD BANK NA | $291,000 | |
| 2014-01-03 | Mortgage $4,600,000 — from HARBERT, EDWARD W. to BNY MELLON, N.A. | $4,600,000 | |
| 2014-01-03 | Deed $7,400,000 — from VACCARI, JON to HARBERT, LISA; HARBERT, EDWARD W. | $7,400,000 | |
| 2014-01-03 | Mortgage $4,600,000 — from HARBERT, EDWARD W. to BNY MELLON, N.A. | $4,600,000 | |
| 2014-01-03 | Deed $7,400,000 — from VACCARI, JON to HARBERT, LISA; HARBERT, EDWARD W. | $7,400,000 | |
| 2013-01-14 | Mortgage $505,000 — from LEFEBVRE, LISA to WELLS FARGO BANK, N.A. | $505,000 | |
| 2012-10-17 | Mortgage $250,000 — from LEFEBVRE, LISA to TD BANK, NA | $250,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 3 | 9 | 0 | 1 | 13 |
| 2018 | 1 | 2 | 2 | 0 | 4 | 9 |
| 2019 | 0 | 2 | 1 | 3 | 3 | 9 |
| 2020 | 0 | 1 | 3 | 2 | 2 | 8 |
| 2021 | 1 | 1 | 2 | 0 | 3 | 7 |
| 2022 | 5 | 0 | 4 | 4 | 3 | 16 |
| 2023 | 5 | 0 | 8 | 21 | 3 | 37 |
| 2024 | 0 | 0 | 14 | 0 | 4 | 18 |
| 2025 | 0 | 0 | 17 | 0 | 4 | 21 |
| 2026 | 4 | 0 | 12 | 0 | 3 | 19 |
Every one of the 361 recorded events, 1987–2026, is laid out year by year in the full report (print-ready).
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