278 recorded events, 1968–2026, from 13 city data systems. The city's paper trail here is mostly 95 ACRIS deeds & mortgages, 51 311 service requests, 44 DOB permits.
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 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 0. 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 | 2 total — 1 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 1991-12-10. |
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.
11 service requests in the last three years. Most common: Noise (4) · Curb Condition (2) · Lost Property (2) · Residential Disposal Complaint (1) · Illegal Parking (1) · Lead (1).
$472,926 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 (1897) |
| Yes | Six or more residential units (15) |
| 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) | SEVENTY EIGHT TENANTS CORP |
| Head officer | SHANNON EIDMAN |
| Managing agent | MACK EDGE MANAGEMENT LLC |
| Last registered | 2025-07-31 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,945,000 | $1,325,250 |
| 2026 | $3,216,000 | $1,447,200 |
| 2027 | $3,180,000 | $1,431,000 |
The city's market estimate has risen 8% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $519,651 a year ($52.49 per sq ft), operating expenses $179,982 ($18.18 per sq ft), net operating income $339,669. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
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 | Christopher St-Stonewall — 1 · 400 ft straight-line (about a 2-minute walk) · station accessibility: none W 4 St-Wash Sq — A B C D E F M · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: W 10 St / Bleecker St — M8 · 250 ft |
| Citi Bike | W 4 St & 7 Ave S · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 041 Greenwich Village 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.
78 Charles 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 |
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 MACK EDGE MANAGEMENT LLC — 38 buildings, 575 units. Grades across the portfolio: A36 · B1 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 840 St Marks Avenue | BK | 54 | B |
| 952 St Marks Avenue | BK | 40 | A |
| 315 East 12 Street | MN | 36 | A |
| 321 East 12 Street | MN | 36 | A |
| 221 West 14 Street | MN | 34 | A |
| 1046 Amsterdam Avenue | MN | 24 | A |
| 212 East 13 Street | MN | 23 | A |
| 55 1/2 Downing Street | MN | 20 | A |
| 51 Jane Street | MN | 20 | A |
| 438 West 49 Street | MN | 20 | A |
| 136 West 23 Street | MN | 20 | A |
| 324 East 48 Street | MN | 19 | A |
| 290 West 11 Street | MN | 18 | A |
| 134 Grand Street | MN | 17 | A |
| 398 Bleecker Street | MN | 17 | A |
| 715 9 Avenue | MN | 15 | A |
| 78 Charles Street | MN | 15 | A |
| 48 Great Jones Street | MN | 12 | A |
| 329 West 21 Street | MN | 11 | A |
| 45 West 89 Street | MN | 10 | A |
| 521 East 6 Street | MN | 10 | A |
| 450 East 117 Street | MN | 9 | A |
| 11 West 95 Street | MN | 9 | A |
| 17 West 10 Street | MN | 8 | A |
| 79 Decatur Street | BK | 8 | A |
| 285 Bleecker Street | MN | 8 | A |
| 171 Mac Dougal Street | MN | 8 | A |
| 27 West 10 Street | MN | 7 | A |
| 121 West 92 Street | MN | 7 | A |
| 112 Greene Street | MN | 6 | A |
| 716 Broadway | MN | 5 | D |
| 3 Great Jones Street | MN | 5 | A |
| 119 Spring Street | MN | 4 | A |
| 431 West Broadway | MN | 4 | A |
| 390 West Broadway | MN | 4 | A |
| 427 West Broadway | MN | 4 | A |
| 417 Lafayette Street | MN | 4 | A |
| 76 Franklin Street | MN | 4 | A |
Most recent mortgage recorded against this lot: $250,000 on 2017-09-18 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-04-30 | RPTT&RET $999,000 — from MURPHY, CULLEN to STODDARD, THAYNE; NEVILLE, HINSON | $999,000 | |
| 2025-04-25 | Sold for $999,000 | $999,000 | $66,600 |
| 2024-07-03 | RPTT&RET $1,200,000 — from KOREN, BRANISLAVA; SHARP, ROBERT DOUGLAS to MARION PFOERTSCH, ANNA | $1,200,000 | |
| 2024-06-04 | Sold for $1,200,000 | $1,200,000 | $80,000 |
| 2022-12-07 | RPTT&RET $850,000 — from BINGAMAN, MICHAEL to WU, BLAKE | $850,000 | |
| 2022-12-05 | Sold for $850,000 | $850,000 | $56,667 |
| 2022-08-18 | RPTT&RET $1,485,000 — from PARKS, MICHAEL J to ROMAN, LAURA E; MACH, PHILLIP C II; MACH, PHILLIP C | $1,485,000 | |
| 2022-08-04 | Sold for $1,485,000 | $1,485,000 | $99,000 |
| 2022-07-05 | RPTT&RET $805,000 — from DONLIN, DENNIS J to EIDMAN, SHANNON PATRICK | $805,000 | |
| 2022-06-23 | Sold for $805,000 | $805,000 | $53,667 |
| 2022-03-10 | RPTT&RET $815,000 — from PARMALEE, PATRICIA to PARKS, JULIE AARON; PARKS, MICHAEL | $815,000 | |
| 2022-03-03 | Sold for $815,000 | $815,000 | $54,333 |
| 2022-01-19 | RPTT&RET $930,000 — from JERNER, NICOLE to HYATT, MICHAEL; HYATT, AMY | $930,000 | |
| 2022-01-12 | Sold for $930,000 | $930,000 | $62,000 |
| 2020-11-02 | RPTT&RET $800,000 — from SAPONE, CHRISTOPHER to MURPHY, CULLEN | $800,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 8 | 14 | 1 | 23 |
| 2018 | 1 | 0 | 2 | 4 | 2 | 9 |
| 2019 | 8 | 0 | 2 | 0 | 2 | 12 |
| 2020 | 1 | 0 | 4 | 2 | 2 | 9 |
| 2021 | 0 | 0 | 4 | 0 | 2 | 6 |
| 2022 | 4 | 0 | 4 | 10 | 2 | 20 |
| 2023 | 6 | 0 | 5 | 0 | 2 | 13 |
| 2024 | 4 | 0 | 2 | 2 | 2 | 10 |
| 2025 | 1 | 2 | 5 | 2 | 2 | 12 |
| 2026 | 4 | 0 | 4 | 0 | 2 | 10 |
Every one of the 278 recorded events, 1968–2026, is laid out year by year in the full report (print-ready).
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