7,719 recorded events, 1987–2026, from 21 city data systems. The city's paper trail here is mostly 6,744 ACRIS deeds & mortgages, 326 311 service requests, 134 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 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 10010, 74% 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
| Open HPD violations | 6 total — 1 class C (immediately hazardous), 4 class B, 1 class A. Oldest open since 2015-09-19. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2026–27: 2).
No bedbug-infested units reported in the last three years of filings.
$5,000 in enforcement penalties imposed (ECB/OATH) in the last three years.
69 service requests in the last three years. Most common: Noise (14) · Illegal Parking (8) · For Hire Vehicle Complaint (7) · Vendor Enforcement (4) · Consumer Complaint (3) · Encampment (3).
$5,283,250 in permitted construction work filed since 2016 (57 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.
| No | Built before 1974 (1986) |
| Yes | Six or more residential units (258) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | THE GRAMERCY PLACE CONDOMINIUM |
| Head officer | MARK S HOFFMAN |
| Managing agent | HOFFMAN MANAGEMENT |
| Last registered | 2025-08-05 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $268,121 | $120,655 |
| 2026 | $466,998 | $210,149 |
| 2027 | $514,599 | $231,570 |
The city's market estimate has risen 92% 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 $15,593,448 a year ($55.12 per sq ft), operating expenses $5,024,304 ($17.76 per sq ft), net operating income $10,569,144. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 78/100 (2022 disclosure cycle) |
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
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 2023 (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-Baruch College — 6 · 100 ft straight-line (under a minute) · station accessibility: full 23 St — R W · 650 ft straight-line (about a 3-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Park Av South / E 21 St — M1 M2 M3 · 250 ft |
| Citi Bike | E 20 St & Park Ave · 450 ft · station location as of 2026-09-23; live availability |
| 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.
278 Park Avenue South
| 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 |
69 311 service requests from this address in the last three years — 2 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 HOFFMAN MANAGEMENT — 69 buildings, 3,893 units. Grades across the portfolio: A64 · B4 · D1. See the whole portfolio
showing 60 of 69 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-23 | Agreement $705,000 — from SOMMERHALTER, PATRICE to DEVINE, ROBERT JR; DEVINE, NANCY | $705,000 | |
| 2026-09-22 | Deed $1,350,000 — from SHIN, SEUNG IL to CHADHA, PUJA; CHADHA, SAISHA | $1,350,000 | |
| 2026-09-18 | Sold for $1,350,000 | $1,350,000 | $5,233 |
| 2026-09-15 | Deed $1,300,000 — from LEBWOHL, SCOTT to 280 PAS8K LLC | $1,300,000 | |
| 2026-09-03 | Sold for $1,300,000 | $1,300,000 | $5,039 |
| 2026-05-26 | Deed $1,395,000 — from VASWANI, VINAY to YOON, JUNG MI | $1,395,000 | |
| 2026-05-19 | Mortgage $937,500 — from SKLAR, MAX to LUXURY MORTGAGE CORP.; MERS | $937,500 | |
| 2026-05-19 | Deed $1,250,000 — from JANE SKLAR, AANCILLARY EXECUTOR; ESTATE OF DOROTHY MARKS to SKLAR, MAX | $1,250,000 | |
| 2026-05-11 | Sold for $1,250,000 | $1,250,000 | $4,845 |
| 2026-05-11 | Sold for $1,395,000 | $1,395,000 | $5,407 |
| 2025-08-07 | Deed $1,020,000 — from DWIASRI, ARDISTIA to GGNA USA LLC | $1,020,000 | |
| 2025-07-24 | Sold for $1,020,000 | $1,020,000 | $3,953 |
| 2025-07-24 | Sold for $1,020,000 | $1,020,000 | $3,953 |
| 2025-06-11 | Deed $1,633,125 — from ELSTEIN, JOSHUA; ELSTEIN, CHRISTINE to HALPERN, BAT SHEVA; HALPERN, MURRAY | $1,633,125 | |
| 2025-06-09 | Sold for $1,633,125 | $1,633,125 | $6,330 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 3 | 7 | 20 | 71 | 5 | 106 |
| 2018 | 11 | 5 | 15 | 328 | 6 | 365 |
| 2019 | 10 | 13 | 19 | 48 | 15 | 105 |
| 2020 | 6 | 1 | 21 | 53 | 4 | 85 |
| 2021 | 5 | 3 | 21 | 59 | 8 | 96 |
| 2022 | 10 | 3 | 19 | 61 | 4 | 97 |
| 2023 | 25 | 11 | 27 | 39 | 10 | 112 |
| 2024 | 20 | 6 | 23 | 21 | 9 | 79 |
| 2025 | 22 | 0 | 29 | 58 | 6 | 115 |
| 2026 | 6 | 4 | 21 | 28 | 3 | 62 |
Every one of the 7,719 recorded events, 1987–2026, 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