387 recorded events, 1966–2026, from 16 city data systems. The city's paper trail here is mostly 83 HPD housing violations, 72 311 service requests, 65 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 76% 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 4.1. 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 | 40 total — 3 class C (immediately hazardous), 21 class B, 16 class A. Oldest open since 1982-10-08. |
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.
8 service requests in the last three years. Most common: Noise (3) · WATER LEAK (2) · Sidewalk Condition (1) · Curb Condition (1) · UNSANITARY CONDITION (1).
$390,050 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 (1878) |
| Yes | Six or more residential units (20) |
| 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) | 82 HORATIO OWNERS LTD. |
| Head officer | MICHAEL CUNIBERTI |
| Managing agent | BLUE OWL MANAGEMENT LLC |
| Last registered | 2025-08-13 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,515,000 | $1,131,750 |
| 2026 | $2,558,000 | $1,151,100 |
| 2027 | $2,369,000 | $1,066,050 |
The city's market estimate has fallen 6% 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 $445,006 a year ($54.77 per sq ft), operating expenses $141,538 ($17.42 per sq ft), net operating income $303,469. 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 2 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 | 14 St — A C E L · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full 14 St — 1 2 3 F L M · 0.4 mi straight-line (about a 9-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Greenwich St / Horatio St — M11 · 350 ft |
| Citi Bike | Washington St & Gansevoort St · 300 ft · station location as of 2026-09-23; live availability |
| Bike facility | Painted bike lane mapped within 75 ft |
| 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.
88 Horatio 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 |
8 311 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 BLUE OWL MANAGEMENT LLC — 31 buildings, 966 units. Grades across the portfolio: A23 · B5 · C1 · D2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 3355 Sedgwick Avenue | BX | 135 | B |
| 302 101 Street | BK | 80 | A |
| 92-31 57 Avenue | QN | 78 | A |
| 83-85 116 Street | QN | 75 | A |
| 140-50 Burden Crescent | QN | 70 | B |
| 62-10 Woodside Avenue | QN | 63 | A |
| 460 West 236 Street | BX | 53 | A |
| 100 West 141 Street | MN | 53 | A |
| 954 Bergen Street | BK | 36 | A |
| 25 Charles Street | MN | 30 | A |
| 32 East 2 Street | MN | 28 | A |
| 120 North 7 Street | BK | 27 | A |
| 86 Horatio Street | MN | 20 | A |
| 88 Horatio Street | MN | 20 | A |
| 84 Horatio Street | MN | 20 | A |
| 815 Greenwich Street | MN | 20 | A |
| 20 East 88 Street | MN | 18 | A |
| 201-09 35 Avenue | QN | 14 | A |
| 203-01 35 Avenue | QN | 14 | A |
| 201-02 35 Avenue | QN | 14 | A |
| 319 West 47 Street | MN | 13 | A |
| 204-05 35 Avenue | QN | 13 | A |
| 14-35 Broadway | QN | 12 | A |
| 82 Horatio Street | MN | 11 | A |
| 108 Franklin Street | MN | 10 | A |
| 811 St Nicholas Avenue | MN | 10 | B |
| 513 Hudson Street | MN | 9 | B |
| 2409 Crotona Avenue | BX | 8 | D |
| 313 West 121 Street | MN | 6 | B |
| 158 West 94 Street | MN | 5 | D |
| 49 West 24 Street | MN | 1 | C |
Most recent mortgage recorded against this lot: $500,000 on 2020-03-19 (lender: National Consumer Cooperative Bank), covering 4 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-06-10 | RPTT&RET $452,000 — from THIRE, TOMAS; RENAERTS, NOEMIE to MISHRA, ROHAN | $452,000 | |
| 2026-06-02 | Sold for $452,000 | $452,000 | $22,600 |
| 2025-04-23 | RPTT&RET $367,794 — from ESTATE OF HOWARD L. PARNES to HPC UNITS LLC | $367,794 | |
| 2025-03-14 | RPTT&RET $486,720 — from COOLIDGE HORATIO LLC to SCOTT EDWARD FLETCHER AS TRUSTEE; ELISE LOCKWOOD AS TRUSTEE; FLETCHER LOCKWOOD REVOCABLE T | $486,720 | |
| 2025-03-07 | Sold for $486,720 | $486,720 | $24,336 |
| 2024-12-19 | RPTT&RET $460,000 — from KOSTRE, HELENE to HEATHER CARBONARO REVOKABLE TRUST DATED | $460,000 | |
| 2024-03-14 | Sold for $460,000 | $460,000 | $23,000 |
| 2023-11-21 | RPTT&RET $440,000 — from IORIO, NICHOLAS D to RENAERTS, NOEMIE; THIRE, TOMAS | $440,000 | |
| 2023-10-27 | Sold for $440,000 | $440,000 | $22,000 |
| 2022-08-02 | RPTT&RET $500,000 — from COOLIDGE HORATIO LLC to LAPADULA, CATHERINE M | $500,000 | |
| 2022-07-20 | Sold for $500,000 | $500,000 | $25,000 |
| 2021-03-25 | RPTT&RET $595,000 — from CLOTHIER, ALEXANDER; PEELE, ANNA to LEFEBER, TYLER | $595,000 | |
| 2021-03-16 | Sold for $595,000 | $595,000 | $29,750 |
| 2020-03-19 | AL&R $2,000,000 — from 82 HORATIO OWNERS LTD to NATIONAL CONSUMER COOPERATIVE BANK | $2,000,000 | |
| 2020-03-19 | AL&R $500,000 — from 82 HORATIO OWNERS LTD to NATIONAL CONSUMER COOPERATIVE BANK | $500,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 2 | 23 | 12 | 1 | 42 |
| 2018 | 2 | 3 | 4 | 5 | 1 | 15 |
| 2019 | 0 | 1 | 15 | 4 | 3 | 23 |
| 2020 | 8 | 5 | 3 | 14 | 0 | 30 |
| 2021 | 5 | 2 | 5 | 2 | 4 | 18 |
| 2022 | 0 | 0 | 2 | 2 | 1 | 5 |
| 2023 | 0 | 0 | 5 | 2 | 1 | 8 |
| 2024 | 2 | 0 | 4 | 2 | 1 | 9 |
| 2025 | 0 | 4 | 3 | 3 | 0 | 10 |
| 2026 | 0 | 2 | 7 | 3 | 0 | 12 |
Every one of the 387 recorded events, 1966–2026, is laid out year by year in the full report (print-ready).
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