966 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 493 ACRIS deeds & mortgages, 129 DOB permits, 101 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 54% 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 19.6. In ZIP 10003, 67% of residential buildings hold an A and 4% 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 | 8 total — 1 class C (immediately hazardous), 0 class B, 7 class A. Oldest open since 2024-01-20. |
status snapshot refreshed weekly from HPD records
8 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$3,750 in enforcement penalties imposed (ECB/OATH) in the last three years.
18 service requests in the last three years. Most common: HEAT/HOT WATER (4) · Street Condition (3) · Missed Collection (2) · Noise (2) · Illegal Parking (1) · For Hire Vehicle Complaint (1).
$7,229,030 in permitted construction work filed since 2016 (55 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 (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) | HOLTZ HOUSE CONDOMINIUM |
| Head officer | JAMES E AYOUB |
| Managing agent | BUCHBINDER & WARREN LLC |
| Last registered | 2025-12-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $603,352 | $271,508 |
| 2026 | $730,939 | $328,923 |
| 2027 | $794,160 | $357,372 |
The city's market estimate has risen 32% between tax years 2025 and 2027.
Tax exemptions on the roll: SCHOOL-ELEM,HS,ACAD
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,240,946 a year ($41.88 per sq ft), operating expenses $272,902 ($9.21 per sq ft), net operating income $968,045. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | UNSAFE — unsafe conditions reported (cycle 10) |
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.
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 | 23 St — R W · 450 ft straight-line (about a 2-minute walk) · station accessibility: none 23 St-Baruch College — 6 · 850 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 5 Av / W 20 St — M1 M2 M3 M55 · 300 ft |
| Citi Bike | Broadway & E 21 St · 200 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: Sixth Avenue Elementary School Middle: J.H.S. 104 Simon Baruch. 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.
7 East 20 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 |
18 311 service requests from this address in the last three years — 4 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 BUCHBINDER & WARREN LLC — 106 buildings, 2,394 units. Grades across the portfolio: A90 · B8 · C2 · D3. See the whole portfolio
showing 60 of 106 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-01-15 | Deed $2,565,000 — from BRETT H. FROOMER, AS TRUSTEE; SUSAN L. FROOMER, AS TRUSTEE; FROOMER FAMILY TRUST DATED MAY to MULLER, PETER S | $2,565,000 | |
| 2025-12-31 | Sold for $2,565,000 | $2,565,000 | $171,000 |
| 2025-12-31 | Sold for $2,565,000 | $2,565,000 | $171,000 |
| 2025-07-24 | Deed $1,800,000 — from WATKINS, KIMBERLY ANDERSON; WATKINS, JOHN to HOLTZ HOUSE LOFT LLC | $1,800,000 | |
| 2025-07-16 | Sold for $1,800,000 | $1,800,000 | $120,000 |
| 2025-07-16 | Sold for $1,800,000 | $1,800,000 | $120,000 |
| 2025-07-10 | Mortgage $2,720,000 — from ARORA, ARMAAN to WELLS FARGO BANK, N.A. | $2,720,000 | |
| 2025-07-10 | Deed $3,400,000 — from SANAN, AARTI; CHAMADIA, MAYANK to ARORA, ARMAAN | $3,400,000 | |
| 2025-06-10 | Sold for $3,400,000 | $3,400,000 | $226,667 |
| 2024-11-15 | Deed $2,575,000 — from VERE NICOLL FAMILY TRUST; TIMOTHY G. CARROLL, SUCCESSOR TRUSTEE to CHAN, HO YUEN | $2,575,000 | |
| 2024-11-07 | Sold for $2,575,000 | $2,575,000 | $171,667 |
| 2022-11-14 | Mortgage $1,700,000 — from JAKOBSSON, BJORN MARKUS; JAKOBSSON, SUKAMOL SRIKWAN to U.S. BANK NATIONAL ASSOCIATION | $1,700,000 | |
| 2022-11-14 | Deed $4,750,000 — from MINNICH, MICHAEL; TETTAMANZI, MONICA to JAKOBSSON, SUKAMOL SRIKWAN; JAKOBSSON, BJORN MARKUS | $4,750,000 | |
| 2022-10-31 | Sold for $4,750,000 | $4,750,000 | $316,667 |
| 2021-01-25 | Agreement $2,310,193 — from RED ZACK LLC to NEW YORK COMMUNITY BANK | $2,310,193 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 8 | 4 | 1 | 13 |
| 2018 | 11 | 1 | 8 | 6 | 1 | 27 |
| 2019 | 0 | 3 | 14 | 23 | 2 | 42 |
| 2020 | 0 | 4 | 2 | 12 | 1 | 19 |
| 2021 | 8 | 0 | 9 | 3 | 1 | 21 |
| 2022 | 4 | 1 | 4 | 10 | 3 | 22 |
| 2023 | 14 | 0 | 7 | 1 | 1 | 23 |
| 2024 | 31 | 0 | 18 | 6 | 1 | 56 |
| 2025 | 24 | 4 | 10 | 12 | 3 | 53 |
| 2026 | 18 | 4 | 3 | 4 | 1 | 30 |
Every one of the 966 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
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