1,778 recorded events, 1900–2026, from 21 city data systems. The city's paper trail here is mostly 643 311 service requests, 333 DOB permits, 269 DOB job filings.
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 75% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 1. In ZIP 10014, 69% of residential buildings hold an A and 5% grade D or F. How grades work
Among 4,677 100+-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.
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
1 bedbug-infested unit(s) reported in filings over the last three years.
$30,000 in enforcement penalties imposed (ECB/OATH) in the last three years.
202 service requests in the last three years. Most common: Encampment (71) · Noise (69) · Illegal Parking (16) · Homeless Person Assistance (10) · Illegal Dumping (5) · Dirty Condition (4).
$10,849,622 in permitted construction work filed since 2016 (120 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 (1930) |
| Yes | Six or more residential units (318) |
| 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) | 95-97 HORATIO LLC |
| Head officer | KAMRAN T ELGHANAYAN |
| Managing agent | TF CORNERSTONE INC |
| Last registered | 2025-08-31 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $130,461,000 | $58,707,450 |
| 2026 | $139,293,000 | $62,681,850 |
| 2027 | $145,037,000 | $65,266,650 |
The city's market estimate has risen 11% between tax years 2025 and 2027.
| Energy grade (LL33) | C — ENERGY STAR score 60/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Bar Tizio | Italian | Not yet graded | — |
| Barbuto | Italian | B | Mice evidence |
| Simo Pizza | Pizza | A | — |
Report to 311: Food poisoning · Food safety complaint
3 restaurants · 1 with mice evidence · See them on the Mice Map
1 Food Establishment complaint to 311 at this address in the last three years (most often: Rodents/Insects/Garbage), shared by 3 restaurants · complaints filed by the public; DOHMH investigates, outcomes aren't published.
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
5 street-flooding or sewer-backup complaints at this address since 2012 (1 in the last three years).
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 an 8-minute walk) · station accessibility: full 14 St — 1 2 3 F L M · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Greenwich St / Horatio St — M11 · 700 ft |
| Citi Bike | Washington St & Gansevoort St · 200 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.
521 West 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 |
202 311 service requests from this address in the last three years — 1 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 TF CORNERSTONE INC — 23 buildings, 9,994 units. Grades across the portfolio: A23. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 827 11 Avenue | MN | 1028 | A |
| 45-45 Center Boulevard | QN | 838 | A |
| 505 West 37 Street | MN | 835 | A |
| 2-21 Malt Drive | QN | 812 | A |
| 595 Dean Street | BK | 798 | A |
| 33 Bond Street | BK | 714 | A |
| 2 Gold Street | MN | 650 | A |
| 4610 Center Boulevard | QN | 585 | A |
| 2-20 Malt Drive | QN | 575 | A |
| 47-20 Center Boulevard | QN | 495 | A |
| 5241 Center Blvd | QN | 394 | A |
| 46-15 Center Boulevard | QN | 363 | A |
| 45-40 Center Boulevard | QN | 345 | A |
| 521 West Street | MN | 318 | A |
| 201 East 69 Street | MN | 300 | A |
| 200 West 26 Street | MN | 231 | A |
| 340 East 34 Street | MN | 200 | A |
| 211 Pearl Street | MN | 189 | A |
| 220 West 26 Street | MN | 125 | A |
| 230 North 9 Street | BK | 95 | A |
| 444 West 35 Street | MN | 86 | A |
| 203 East 69 Street | MN | 14 | A |
| 31-48 Steinway Street | QN | 4 | A |
Most recent mortgage recorded against this lot: $65,100,000 on 2025-01-02 (lender: Wells Fargo Bank, National Association). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-01-02 | Agreement $230,100,000 — from 95-97 HORATIO L.L.C. to WELLS FARGO BANK, NATIONAL ASSOCIATION | $230,100,000 | |
| 2025-01-02 | Mortgage $65,100,000 — from 95-97 HORATIO L.L.C. to WELLS FARGO BANK, NATIONAL ASSOCIATION | $65,100,000 | |
| 2023-07-06 | Agreement $22,269 — from NYC DEPARTMENT OF TRANSPORTATION to 95-97 HORATIO LLC | $22,269 | |
| 2014-11-20 | Mortgage $80,000,000 — from 95-97 HORATIO L.L.C. to CAPITAL ONE, NATIONAL ASSOCIATION | $80,000,000 | |
| 2014-11-20 | Agreement $165,000,000 — from 95-97 HORATIO L.L.C. to CAPITAL ONE, NATIONAL ASSOCIATION | $165,000,000 | |
| 2014-11-08 | RPTT&RET $185,000 — from DINING ENTERTAINMENT GROUP LLC to MUNCHERY, INC | $185,000 | |
| 2005-06-06 | Agreement $85,000,000 — from 95-97 HORATIO L.L.C. to MORGAN STANLEY MORTGAGE CAPITAL INC. | $85,000,000 | |
| 2005-06-06 | AL&R $85,000,000 — from MORGAN STANLEY MORTGAGE CAPITAL INC. to 95-97 HORATIO L.L.C. | $85,000,000 | |
| 1997-10-07 | Mortgage $16,000,000 — from 97 HORATIO L.L.C.; 95 HORATIO L.L.C. to PRUDENTIAL INSURANCECOMPANY OF AMERICA | $16,000,000 | |
| 1996-08-30 | Mortgage $2,000,000 — from 97 HORATIO ST. COMPANY; 127 JOHN STREET REALTY LLC; WEST COAST COMPANY to ROCKROSE HOLDING COMPANY | $2,000,000 | |
| 1996-08-30 | Mortgage $2,000,000 — from WEST COAST COMPANY to 97 HORATIO ST. COMPANY; CITIBANK, NA | $2,000,000 | |
| 1996-08-30 | Mortgage $40,000,000 — from WEST COAST COMPANY; 97 HORATIO ST. COMPANY to PRUDENTIAL INSURANCECOMPANY OF AMERICA | $40,000,000 | |
| 1986-09-16 | Mortgage $8,100,000 — from 97 HORATIO ST COMPANY; WEST COAST COMPANY to CITIBANK N A | $8,100,000 | |
| 1983-06-28 | Agreement $3,275,534 — from WEST COAST COMPANY to CITIBANK, N.A. | $3,275,534 | |
| 1982-12-17 | Mortgage $50,000 — from WEST COAST COMPANY to CITIBANK, N.A. | $50,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 27 | 5 | 23 | 2 | 25 | 82 |
| 2018 | 30 | 8 | 32 | 0 | 7 | 77 |
| 2019 | 42 | 9 | 43 | 0 | 10 | 104 |
| 2020 | 8 | 1 | 28 | 0 | 5 | 42 |
| 2021 | 13 | 22 | 35 | 0 | 10 | 80 |
| 2022 | 22 | 17 | 67 | 0 | 8 | 114 |
| 2023 | 18 | 4 | 54 | 1 | 8 | 85 |
| 2024 | 52 | 17 | 92 | 0 | 7 | 168 |
| 2025 | 28 | 29 | 71 | 4 | 8 | 140 |
| 2026 | 27 | 3 | 47 | 0 | 9 | 86 |
Every one of the 1,778 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