1,599 recorded events, 1900–2026, from 22 city data systems. The city's paper trail here is mostly 483 311 service requests, 248 ACRIS deeds & mortgages, 239 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 51% 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 3.6. In ZIP 10023, 77% of residential buildings hold an A and 3% 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 | 106 total — 2 class C (immediately hazardous), 60 class B, 44 class A. Oldest open since 1984-08-06. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
240 service requests in the last three years. Most common: Noise (212) · Outdoor Dining (3) · Lead (3) · APPLIANCE (3) · Food Establishment (3) · Rodent (2).
$1,501,650 in permitted construction work filed since 2016 (20 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 (1925) |
| Yes | Six or more residential units (128) |
| 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) | FRANCONIA APTS INC |
| Head officer | JASON KRANTZ |
| Managing agent | SOLSTICE RESIDENTIAL GROUP |
| Last registered | 2025-09-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $32,301,000 | $14,535,450 |
| 2026 | $31,772,000 | $14,297,400 |
| 2027 | $35,213,000 | $15,845,850 |
The city's market estimate has risen 9% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $6,184,355 a year ($48.33 per sq ft), operating expenses $2,177,896 ($17.02 per sq ft), net operating income $4,006,459. 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 76/100 (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 10) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| The Ribbon | American | C | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
2 food-poisoning reports to 311 at this address in the last three years (0 with three or more people sick)
3 Food Establishment complaints to 311 at this address in the last three years (most often: Letter Grading, Pet/Animal) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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 | 72 St — B C · 350 ft straight-line (about a 2-minute walk) · station accessibility: none 72 St — 1 2 3 · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: W 72 St / Central Park West — M72 · 300 ft |
| Citi Bike | Central Park W & W 72 St · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 199 Jessie Isador Straus. 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.
20 West 72 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 |
240 311 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 SOLSTICE RESIDENTIAL GROUP, LLC — 109 buildings, 7,711 units. Grades across the portfolio: A101 · B6 · C2. See the whole portfolio
showing 60 of 109 buildings
Most recent mortgage recorded against this lot: $1,000,000 on 2017-03-29 (lender: Farmington Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-31 | RPTT&RET $930,000 — from ZIEROLF, WILLIAM; ZIEROLF, LISA to CHIU, STACEY | $930,000 | |
| 2026-07-17 | Sold for $930,000 | $930,000 | $7,266 |
| 2026-04-07 | RPTT&RET $350,000 — from ESTATE OF SHOSHANA MEROZ; LOUIS P. KAROL, AS EXECUTOR to MESSINA, ANDREA; CAHILL, JOHN R. | $350,000 | |
| 2026-04-02 | Sold for $350,000 | $350,000 | $2,734 |
| 2026-01-14 | RPTT&RET $425,000 — from LOUIS P. KAROL, EXECUTOR; ESTATE OF SHOSHANA MEROZ to JIN, MEE-SOO; JIN, BRUCE; JIN, PETER | $425,000 | |
| 2026-01-13 | Sold for $425,000 | $425,000 | $3,320 |
| 2025-12-29 | RPTT&RET $700,000 — from CLAY, GREGORY; CLAY, URSULA to CLEVELAND, MARY M | $700,000 | |
| 2025-12-15 | Sold for $700,000 | $700,000 | $5,469 |
| 2025-02-11 | RPTT&RET $945,000 — from YOADJARUST, NUTTAPOOM to BLAU, JESSICA A | $945,000 | |
| 2025-02-03 | Sold for $945,000 | $945,000 | $7,383 |
| 2024-09-13 | RPTT&RET $430,000 — from NIKC, MONICA to DUFFY, JOHN; DUFFY, JENNIFER | $430,000 | |
| 2024-09-10 | Sold for $430,000 | $430,000 | $3,359 |
| 2024-06-28 | RPTT&RET $850,000 — from GUNN, NICOLE to KELLEHER, JAMES; KELLEHER, BERNADETTE | $850,000 | |
| 2024-06-18 | Sold for $850,000 | $850,000 | $6,641 |
| 2024-06-05 | RPTT&RET $865,000 — from STEIN, PATRICIA to OH, JUSTIN SEUNG HWAN; ZHANG, XUEQI | $865,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 7 | 11 | 25 | 4 | 52 |
| 2018 | 9 | 7 | 15 | 13 | 3 | 47 |
| 2019 | 9 | 8 | 4 | 4 | 3 | 28 |
| 2020 | 17 | 7 | 55 | 9 | 1 | 89 |
| 2021 | 14 | 9 | 48 | 10 | 1 | 82 |
| 2022 | 10 | 0 | 20 | 10 | 3 | 43 |
| 2023 | 11 | 3 | 81 | 12 | 9 | 116 |
| 2024 | 6 | 0 | 168 | 12 | 7 | 193 |
| 2025 | 2 | 0 | 63 | 6 | 6 | 77 |
| 2026 | 0 | 0 | 15 | 10 | 4 | 29 |
Every one of the 1,599 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10023 · Landlord rankings · How grades work · The map · The Mice Map