2,996 recorded events, 1900–2026, from 21 city data systems. The city's paper trail here is mostly 1,475 311 service requests, 352 ACRIS deeds & mortgages, 274 HPD complaints.
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 53% 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 4.3. 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 | 4 total — 2 class C (immediately hazardous), 1 class B, 1 class A. Oldest open since 2018-07-16. |
status snapshot refreshed weekly from HPD records
12 heat or hot-water complaints in the last three years (winter 2023–24: 10 · winter 2024–25: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
533 service requests in the last three years. Most common: Noise (441) · ELECTRIC (9) · PLUMBING (9) · Illegal Parking (8) · HEAT/HOT WATER (6) · Mold (6).
$10,403,350 in permitted construction work filed since 2016 (69 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 (1926) |
| Yes | Six or more residential units (232) |
| 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) | PARK ROYAL OWNERS, INC |
| Head officer | ALEX KALAJIAN |
| 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 | $79,385,000 | $35,723,250 |
| 2026 | $81,765,000 | $36,794,250 |
| 2027 | $87,075,000 | $39,183,750 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $15,300,085 a year ($51.99 per sq ft), operating expenses $5,659,177 ($19.23 per sq ft), net operating income $9,640,908. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 29/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (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 | 72 St — B C · 500 ft straight-line (about a 2-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Central Park West / W 74 St — M10 · 450 ft |
| Citi Bike | W 74 St & Columbus Ave · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 087 William Sherman. 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.
23 West 73 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 |
533 311 service requests from this address in the last three years — 6 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 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: $3,000,000 on 2024-04-25 (lender: NY Urban Funding, INC.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-21 | RPTT&RET $930,000 — from DALDIN, JACQUELINE A to HARRIS, TALBOT; HARRIS, CHRISTOPHER | $930,000 | |
| 2026-07-15 | Sold for $930,000 | $930,000 | $4,009 |
| 2026-06-25 | RPTT&RET $500,000 — from JEFFRY ROGER GUYTON, AS ADMINISTRATOR; ESTATE OF THEODORE EUGENE GUYTON to WILLIAMS, STEPHEN S; WILLIAMS, PATRICIA M | $500,000 | |
| 2026-06-08 | Sold for $500,000 | $500,000 | $2,155 |
| 2026-04-22 | RPTT&RET $900,000 — from DIANA D. HOWARD; DIANA D. HOWARD 2020 REVOCABLE TRUST to HOWARD, TAMAR | $900,000 | |
| 2026-04-17 | Sold for $900,000 | $900,000 | $3,879 |
| 2025-09-24 | RPTT&RET $985,000 — from ESTATE OF JOEL PROPOS to HOWARD AND GINGER ROBIN REVOCABLE TRUST | $985,000 | |
| 2025-09-19 | Sold for $985,000 | $985,000 | $4,246 |
| 2025-09-02 | RPTT&RET $2,912,500 — from VANDEHAAR, MARK A to D'EMILIO, JULIE; D'EMILIO, MIKE | $2,912,500 | |
| 2025-08-26 | Sold for $2,912,500 | $2,912,500 | $12,554 |
| 2025-08-18 | RPTT&RET $860,000 — from ROBINS, PATRICIA E to REILLY, LARKIN | $860,000 | |
| 2025-08-08 | Sold for $860,000 | $860,000 | $3,707 |
| 2025-07-28 | RPTT&RET $1,293,178 — from BROADWAY ASSOCIATES - 73RD LLC to CHUNG, DABIN | $1,293,178 | |
| 2025-07-15 | Sold for $1,293,178 | $1,293,178 | $5,574 |
| 2025-07-03 | RPTT&RET $1,245,000 — from BROADWAY ASSOCIATES - 73RD LLC to THE ANN L. OPPENHEIM 2024 IRREVOCABLE TR; SAMUEL OPPENHEIM | $1,245,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 8 | 5 | 28 | 35 | 13 | 89 |
| 2018 | 23 | 3 | 34 | 15 | 5 | 80 |
| 2019 | 20 | 9 | 31 | 18 | 7 | 85 |
| 2020 | 9 | 1 | 55 | 14 | 3 | 82 |
| 2021 | 12 | 1 | 319 | 27 | 2 | 361 |
| 2022 | 24 | 3 | 72 | 31 | 8 | 138 |
| 2023 | 12 | 15 | 328 | 21 | 8 | 384 |
| 2024 | 19 | 3 | 406 | 24 | 4 | 456 |
| 2025 | 11 | 0 | 98 | 21 | 6 | 136 |
| 2026 | 2 | 4 | 24 | 6 | 5 | 41 |
Every one of the 2,996 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
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