128 recorded events, 1987–2026, from 13 city data systems. The city's paper trail here is mostly 61 ACRIS deeds & mortgages, 18 311 service requests, 16 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 96% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 56.7. In ZIP 10003, 67% of residential buildings hold an A and 4% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 14 total — 8 class C (immediately hazardous), 0 class B, 6 class A. Oldest open since 2018-10-09. |
status snapshot refreshed weekly from HPD records
10 heat or hot-water complaints in the last three years (winter 2025–26: 10).
No bedbug-infested units reported in the last three years of filings.
7 service requests in the last three years. Most common: HEAT/HOT WATER (5) · Illegal Parking (1) · Noise (1).
$193,996 in permitted construction work filed since 2016 (2 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 (1846) |
| No | Six or more residential units (3) |
| 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 22 GRAMERCY PARK CONDOMINIUM |
| Head officer | DYLAN PICHULIK |
| Managing agent | XL REAL PROPERTY MANAGAMENT |
| Last registered | 2017-09-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $9,546,390 | $572,784 |
| 2026 | $1,952,358 | $117,141 |
| 2027 | $0 | $0 |
The city's market estimate has fallen 100% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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 | 23 St-Baruch College — 6 · 800 ft straight-line (about a 4-minute walk) · station accessibility: full 14 St-Union Sq — 4 5 6 L N Q R W · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: partial |
| Bus | Nearest boarding stop: 3 Av / E 20 St — M101 M102 M103 · 400 ft |
| Citi Bike | Gramercy Park N & Gramercy Park E · 350 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 040 Augustus Saint-Gaudens 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.
22 Gramercy Park 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 |
7 311 service requests from this address in the last three years — 5 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 XL REAL PROPERTY MANAGEMENT — 99 buildings, 536 units. Grades across the portfolio: A37 · B29 · C22 · D9 · F1. See the whole portfolio
showing 60 of 99 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-02-06 | RPTT&RET $7,635,825 — from FALCONE, CRISTIANA to SORRELL, SIR MARTIN | $7,635,825 | |
| 2024-02-06 | RPTT&RET $7,635,825 — from FALCONE, CRISTIANA to SORRELL, SIR MARTIN | $7,635,825 | |
| 2016-10-06 | Deed $900,000 — from MATTHEW COHLER, AS TRUSTEE; PANDBGRAMERCY LLC to 22 GPS, LLC | $900,000 | |
| 2016-10-06 | Deed $13,600,000 — from 22GRAMERCYPARKSOUTHGROUP LLC; MATTHEW COHLER, AS TRUSTEE to 22 GPS, LLC | $13,600,000 | |
| 2016-09-30 | Sold for $900,000 | $900,000 | $300,000 |
| 2016-09-30 | Sold for $13,600,000 | $13,600,000 | $4,533,333 |
| 2012-08-17 | Deed $992,794 — from 22 GRAMERCY PARK LLC to PANDBGRAMERCY LLC | $992,794 | |
| 2012-08-07 | Deed $9,186,142 — from 22 GRAMERCY PARK LLC to 22GRAMERCYPARKSOUTHGROUP LLC | $9,186,142 | |
| 2012-04-18 | Agreement $600,000 — from 22 GRAMERCY PARK , LLC to D. AARON LLC | $600,000 | |
| 2012-04-18 | Agreement $600,000 — from 22 GRAMERCY PARK , LLC to D. AARON LLC | $600,000 | |
| 2012-03-22 | Agreement $600,000 — from 22 GRAMERCY PARK, LLC to MADELINE'S PLACE LLC | $600,000 | |
| 2012-03-22 | Agreement $600,000 — from 22 GRAMERCY PARK, LLC to MADELINE'S PLACE LLC | $600,000 | |
| 2012-03-19 | Deed $9,250,000 — from BAGLIANI RIRIFI LLC to AMANGAR HOLDINGS LLC | $9,250,000 | |
| 2011-04-26 | Agreement $600,000 — from 22 GRAMERCY PARK LLC to MADELINE'S PLACE, LLC | $600,000 | |
| 2011-04-26 | Agreement $600,000 — from 22 GRAMERCY PARK LLC to MADELINE'S PLACE, LLC | $600,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 1 | 1 |
| 2018 | 0 | 0 | 1 | 0 | 2 | 3 |
| 2019 | 0 | 0 | 1 | 0 | 1 | 2 |
| 2020 | 0 | 0 | 1 | 0 | 0 | 1 |
| 2021 | 0 | 0 | 5 | 0 | 0 | 5 |
| 2022 | 1 | 0 | 3 | 0 | 0 | 4 |
| 2023 | 2 | 0 | 2 | 0 | 0 | 4 |
| 2024 | 0 | 0 | 2 | 2 | 0 | 4 |
| 2025 | 0 | 1 | 3 | 0 | 1 | 5 |
| 2026 | 0 | 0 | 12 | 0 | 0 | 12 |
Every one of the 128 recorded events, 1987–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10003 · Landlord rankings · How grades work · The map · The Mice Map