657 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 208 ACRIS deeds & mortgages, 122 DOB permits, 105 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. More recorded distress than 50% 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 16.4. In ZIP 10010, 74% 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
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.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
14 service requests in the last three years. Most common: Noise (2) · Illegal Dumping (2) · Homeless Person Assistance (2) · Encampment (2) · Bike/Roller/Skate Chronic (1) · Illegal Parking (1).
$6,563,890 in permitted construction work filed since 2016 (42 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 (1907) |
| Yes | Six or more residential units (11) |
| 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) | THE 31 WEST 21ST STREET CONDOMINIUM |
| Head officer | KRAWITZ SCOTT |
| Managing agent | SIREN MANAGEMENT CORP |
| Last registered | 2025-07-17 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,131,931 | $1,859,369 |
| 2026 | $1,825,346 | $821,406 |
| 2027 | $1,991,325 | $896,096 |
The city's market estimate has fallen 52% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $3,448,485 a year ($59.01 per sq ft), operating expenses $1,119,691 ($19.16 per sq ft), net operating income $2,328,794. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| 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 |
|---|---|---|---|
| Kidilum | Not yet graded | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
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.
1 street-flooding or sewer-backup complaints at this address since 2016 (0 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 | 23 St — F M · 550 ft straight-line (about a 3-minute walk) · station accessibility: none 23 St — R W · 650 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: W 23 St / 6 Av — M23-SBS · 450 ft · Select Bus Service |
| Citi Bike | W 20 St & 5 Ave · 600 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 011: The Sarah J. Garnet Elementary 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.
31 West 21 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 |
14 311 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 SIREN MANAGEMENT CORP — 30 buildings, 1,145 units. Grades across the portfolio: A26 · B4. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 525 West End Avenue | MN | 128 | B |
| 227 East 57 Street | MN | 118 | A |
| 130 West 79 Street | MN | 93 | A |
| 1225 Park Avenue | MN | 86 | A |
| 417 East 89 Street | MN | 66 | A |
| 860 West 181 Street | MN | 66 | A |
| 16 Park Avenue | MN | 64 | A |
| 870 West 181 Street | MN | 61 | A |
| 203 West 81 Street | MN | 55 | A |
| 80-40 Lefferts Boulevard | QN | 48 | A |
| 825 West 179 Street | MN | 42 | B |
| 123 West 74 Street | MN | 42 | A |
| 97 Avenue B | MN | 30 | A |
| 154 West 18 Street | MN | 26 | A |
| 415 West 55 Street | MN | 22 | B |
| 47 Jane Street | MN | 20 | B |
| 144 West 18 Street | MN | 18 | A |
| 217 East 7 Street | MN | 16 | A |
| 133 East 61 Street | MN | 16 | A |
| 235 East 54 Street | MN | 16 | A |
| 237 East 54 Street | MN | 16 | A |
| 130 Beekman Street | MN | 15 | A |
| 231 East 54 Street | MN | 15 | A |
| 233 East 54 Street | MN | 13 | A |
| 311 East 78 Street | MN | 13 | A |
| 14 East 77 Street | MN | 12 | A |
| 31 West 21 Street | MN | 11 | A |
| 54 Jane Street | MN | 8 | A |
| 115 Allen Street | MN | 5 | A |
| 48 Carmine Street | MN | 4 | A |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-09-24 | Deed $4,800,000 — from MENON, BHASKAR; MENON, SMITA to FAMILY LEGACY ROOTS, LLC | $4,800,000 | |
| 2025-09-19 | Sold for $4,800,000 | $4,800,000 | $436,364 |
| 2025-09-19 | Sold for $4,800,000 | $4,800,000 | $436,364 |
| 2022-03-17 | Deed $6,750,000 — from 21ST STREET HOLDING TRUST; LISELOTTE VINCE, AS SUCCESSOR TRUSTEE; ROBIN VINCE, AS SUCCESSO to THOMAS J. HENRY, AS TRUSTEE; 31 WEST 21ST STREET TRUST | $6,750,000 | |
| 2022-03-01 | Sold for $6,750,000 | $6,750,000 | $613,636 |
| 2022-01-20 | Mortgage $3,570,000 — from OSNOSS, KIMBERLY; OSNOSS, RAPHAEL to FIRST REPUBLIC BANK | $3,570,000 | |
| 2022-01-20 | Deed $6,250,000 — from ZOBLER, ANDREW; URQUIZA, JUAN MANUEL to OSNOSS, KIMBERLY; OSNOSS, RAPHAEL | $6,250,000 | |
| 2022-01-05 | Sold for $6,250,000 | $6,250,000 | $568,182 |
| 2021-05-19 | Deed $4,750,000 — from GRUBERG, ADRIENNE Y to SHAPERO, ANDREW W; SHAPERO, AMY E | $4,750,000 | |
| 2021-05-04 | Sold for $4,750,000 | $4,750,000 | $431,818 |
| 2020-04-22 | Agreement $3,611,000 — from LARNER, JEREMY to VALLEY NATIONAL BANK | $3,611,000 | |
| 2020-04-22 | Mortgage $36,000 — from LARNER, JEREMY to VALLEY NATIONAL BANK | $36,000 | |
| 2020-02-18 | Mortgage $4,103,750 — from URQUIZA, JUAN MANUEL; ZOBLER, ANDREW to MERS, INC. | $4,103,750 | |
| 2020-02-18 | Deed $5,862,000 — from QUESADA, NANCY L; QUESADA, JOSEPH L; QUESADA, JOSE L; QUESADA, NANCI L to ZOBLER, ANDREW; URQUIZA, JUAN MANUEL | $5,862,000 | |
| 2020-01-28 | Sold for $5,862,000 | $5,862,000 | $532,909 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 21 | 6 | 3 | 11 | 1 | 42 |
| 2018 | 1 | 5 | 3 | 10 | 1 | 20 |
| 2019 | 0 | 1 | 5 | 3 | 3 | 12 |
| 2020 | 0 | 2 | 6 | 11 | 1 | 20 |
| 2021 | 0 | 0 | 3 | 7 | 1 | 11 |
| 2022 | 2 | 0 | 2 | 11 | 1 | 16 |
| 2023 | 1 | 8 | 2 | 3 | 1 | 15 |
| 2024 | 13 | 5 | 2 | 0 | 3 | 23 |
| 2025 | 25 | 3 | 10 | 4 | 2 | 44 |
| 2026 | 9 | 2 | 5 | 0 | 3 | 19 |
Every one of the 657 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10010 · Landlord rankings · How grades work · The map · The Mice Map