548 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 229 311 service requests, 65 HPD complaints, 50 DOB permits.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 75% 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 60.3. In ZIP 10014, 69% of residential buildings hold an A and 5% 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 | 6 total — 2 class C (immediately hazardous), 4 class B, 0 class A. Oldest open since 2024-10-03. |
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.
$7,500 in enforcement penalties imposed (ECB/OATH) in the last three years.
44 service requests in the last three years. Most common: Outdoor Dining (9) · Noise (5) · Indoor Air Quality (2) · Sidewalk Condition (2) · New Tree Request (2) · FLOORING/STAIRS (2).
$2,830,850 in permitted construction work filed since 2016 (23 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 (1899) |
| Yes | Six or more residential units (22) |
| 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) | 90 Bedford Owner LLC |
| Head officer | Jeff Sutton |
| Managing agent | Arya Management LLC |
| Last registered | 2025-11-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $7,133,000 | $3,209,850 |
| 2026 | $7,583,000 | $3,412,350 |
| 2027 | $7,863,000 | $3,538,350 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| The Little Owl | American | A | Mice evidence |
| The Little Owl / Chef's Room | American | A | — |
Report to 311: Food poisoning · Food safety complaint
2 restaurants · 1 with mice evidence · See them on the Mice Map
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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 | Christopher St-Stonewall — 1 · 700 ft straight-line (about a 4-minute walk) · station accessibility: none W 4 St-Wash Sq — A B C D E F M · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Christopher St / Hudson St — M8 · 400 ft |
| Citi Bike | 7 Ave S & Bleecker St · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 003 Charrette 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 Bedford 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 |
44 311 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.
Managed by ARYA MANAGEMENT LLC — 80 buildings, 760 units. Grades across the portfolio: A16 · B21 · C17 · D23 · F2. See the whole portfolio
showing 60 of 80 buildings
Most recent mortgage recorded against this lot: $115,000 on 2024-02-09 (lender: Prime Finance Short Duration Holding Company Viii,). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-12-17 | Deed $32,700,000 — from RJF 90 BEDFORD LLC; 90 BEDFORD OWNER LLC; RF110 90 BEDFORD LLC to JP REAL ESTATE GROUP LIMITED; JP REAL ESTATE GROUP USA | $32,700,000 | |
| 2025-12-04 | Sold for $32,700,000 | $32,700,000 | $1,486,364 |
| 2024-02-09 | Mortgage $2,714,750 — from RJF 90 BEDFORD LLC; RF 110 90 BEDFORD LLC; 90 BEDFORD OWNER LLC to PRIME FINANCE SHORT DURATION HOLDING COM | $2,714,750 | |
| 2024-02-09 | Deed $18,250,000 — from MERRIMAKER CORPORATION to RF110 90 BEDFORD LLC; RJF 90 BEDFORD LLC; 90 BEDFORD OWNER LLC | $18,250,000 | |
| 2024-02-09 | Mortgage $115,000 — from RF 110 90 BEDFORD LLC; RJF 90 BEDFORD LLC; 90 BEDFORD OWNER LLC to PRIME FINANCE SHORT DURATION HOLDING COM | $115,000 | |
| 2024-02-09 | Agreement $12,970,250 — from 90 BEDFORD OWNER LLC; RF 110 90 BEDFORD LLC; RJF 90 BEDFORD LLC to PRIME FINANCE SHORT DURATION HOLDING COM | $12,970,250 | |
| 2024-02-09 | AL&R $15,800,000 — from RJF 90 BEDFORD LLC; RF 110 90 BEDFORD LLC; 90 BEDFORD OWNER LLC to PRIME FINANCE SHORT DURATION HOLDING COM | $15,800,000 | |
| 2024-01-18 | Sold for $18,250,000 | $18,250,000 | $829,545 |
| 2019-07-29 | Mortgage $5,000,000 — from MERRIMAKER CORPORATION to JPMORGAN CHASE BANK, N.A. | $5,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 5 | 19 | 0 | 3 | 32 |
| 2018 | 0 | 3 | 19 | 0 | 5 | 27 |
| 2019 | 0 | 5 | 16 | 1 | 2 | 24 |
| 2020 | 0 | 3 | 11 | 0 | 2 | 16 |
| 2021 | 0 | 0 | 45 | 0 | 4 | 49 |
| 2022 | 0 | 0 | 35 | 0 | 2 | 37 |
| 2023 | 7 | 0 | 17 | 0 | 4 | 28 |
| 2024 | 17 | 9 | 35 | 16 | 3 | 80 |
| 2025 | 7 | 0 | 23 | 7 | 3 | 40 |
| 2026 | 0 | 0 | 24 | 0 | 1 | 25 |
Every one of the 548 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10014 · Landlord rankings · How grades work · The map · The Mice Map