1,363 recorded events, 1988–2026, from 19 city data systems. The city's paper trail here is mostly 842 ACRIS deeds & mortgages, 99 DOB permits, 87 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. Less recorded distress than 86% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 1.5. In ZIP 10023, 77% of residential buildings hold an A and 3% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
25 service requests in the last three years. Most common: Noise (8) · Illegal Parking (3) · Dirty Condition (2) · Consumer Complaint (1) · Damaged Tree (1) · Illegal Fireworks (1).
$356,298 in permitted construction work filed since 2016 (13 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 (2007) |
| Yes | Six or more residential units (40) |
| 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) | ADAGIO CONDOMINIUM |
| Head officer | MICHAEL GERSHFELD |
| Managing agent | AKAM ASSOCIATES, INC. |
| Last registered | 2025-08-28 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $411,764 | $185,294 |
| 2026 | $1,924,010 | $865,805 |
| 2027 | $1,480,664 | $666,299 |
The city's market estimate has risen 260% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $3,631,565 a year ($59.20 per sq ft), operating expenses $885,807 ($14.44 per sq ft), net operating income $2,745,757. 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 5/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
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 | 66 St-Lincoln Center — 1 · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: full 59 St-Columbus Circle — 1 A B C D · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: West End Av / W 61 St — M57 · 300 ft |
| Citi Bike | West End Ave & W 60 St · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 452. 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.
243 West 60 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 |
25 311 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 AKAM ASSOCIATES, INC. — 372 buildings, 55,744 units. Grades across the portfolio: A328 · B33 · C5. See the whole portfolio
showing 60 of 372 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-01-21 | Agreement $2,009,000 — from BOTANIQUE, LLC to WELLS FARGO BANK, N.A. | $2,009,000 | |
| 2026-01-21 | Agreement $2,009,000 — from BOTANIQUE, LLC to WELLS FARGO BANK, N.A. | $2,009,000 | |
| 2025-12-24 | Mortgage $72,578 — from BOTANIQUE, LLC to WELLS FARGO BANK, N.A. | $72,578 | |
| 2025-12-24 | Mortgage $72,578 — from BOTANIQUE, LLC to WELLS FARGO BANK, N.A. | $72,578 | |
| 2025-09-29 | Deed $1,690,000 — from ARDA S. BERBERIAN; BERBERIAN FAMILY TRUST to TSAI, HOLLY; YANG, ERIC | $1,690,000 | |
| 2025-09-29 | Mortgage $250,000 — from YANG, ERIC; TSAI, HOLLY to JPMORGAN CHASE BANK, N.A. | $250,000 | |
| 2025-09-29 | Deed $1,690,000 — from ARDA S. BERBERIAN; BERBERIAN FAMILY TRUST to TSAI, HOLLY; YANG, ERIC | $1,690,000 | |
| 2025-09-29 | Mortgage $250,000 — from YANG, ERIC; TSAI, HOLLY to JPMORGAN CHASE BANK, N.A. | $250,000 | |
| 2025-09-23 | Sold for $1,690,000 | $1,690,000 | $42,250 |
| 2025-09-23 | Sold for $1,690,000 | $1,690,000 | $42,250 |
| 2025-09-23 | Sold for $1,690,000 | $1,690,000 | $42,250 |
| 2025-09-23 | Sold for $1,690,000 | $1,690,000 | $42,250 |
| 2025-06-20 | Deed $1,200,000 — from HUANG, JAMES to KEITH D LARSON TRUST; PAMELA A LARSON TRUST; PAMELA A LARSON, TRUSTEE; KEITH D LARSON, TRU | $1,200,000 | |
| 2025-05-22 | Sold for $1,200,000 | $1,200,000 | $30,000 |
| 2024-05-03 | Deed $30,000 — from RUSSELL, MATTHEW to DONNA MAHANNA AS TRUSTEE; ELIAS MAHANNA AS TRUSTEE; THE ELIAS MAHANNA LIVING TRUST | $30,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 13 | 0 | 5 | 37 | 17 | 72 |
| 2018 | 4 | 1 | 2 | 54 | 14 | 75 |
| 2019 | 2 | 3 | 3 | 14 | 8 | 30 |
| 2020 | 0 | 2 | 7 | 11 | 6 | 26 |
| 2021 | 11 | 2 | 11 | 37 | 4 | 65 |
| 2022 | 2 | 2 | 10 | 9 | 8 | 31 |
| 2023 | 0 | 0 | 6 | 5 | 6 | 17 |
| 2024 | 0 | 0 | 9 | 16 | 5 | 30 |
| 2025 | 4 | 2 | 11 | 23 | 6 | 46 |
| 2026 | 0 | 1 | 6 | 7 | 7 | 21 |
Every one of the 1,363 recorded events, 1988–2026, 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