2,452 recorded events, 1971–2026, from 17 city data systems. The city's paper trail here is mostly 935 311 service requests, 809 HPD complaints, 388 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 97% 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 402.5. In ZIP 10025, 70% of residential buildings hold an A and 2% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 297 total — 61 class C (immediately hazardous), 158 class B, 78 class A. Oldest open since 1990-08-09. |
| Pending HPD litigation | 3 case(s) pending in housing court |
status snapshot refreshed weekly from HPD records
137 heat or hot-water complaints in the last three years (winter 2024–25: 8 · winter 2025–26: 70 · winter 2026–27: 23). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$318,125 in enforcement penalties imposed (ECB/OATH) in the last three years.
558 service requests in the last three years. Most common: UNSANITARY CONDITION (108) · GENERAL (74) · HEAT/HOT WATER (65) · ELECTRIC (63) · DOOR/WINDOW (33) · Elevator (26).
$24,902 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 (1940) |
| Yes | Six or more residential units (31) |
| 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) | Lloyd Shaffer |
| Managing agent | THE ANDREWS ORGANIZATION |
| Last registered | 2026-02-10 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,799,000 | $2,159,550 |
| 2026 | $5,017,000 | $2,257,650 |
| 2027 | $5,323,000 | $2,395,350 |
The city's market estimate has risen 11% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
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 | 96 St — 1 2 3 · 750 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: W 96 St / West End Av — M96 M106 · 350 ft |
| Citi Bike | West End Ave & W 94 St · 450 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 075 Emily Dickinson. 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.
320 West 96 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 |
558 311 service requests from this address in the last three years — 65 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 THE ANDREWS ORGANIZATION — 235 buildings, 3,789 units. Grades across the portfolio: A194 · B31 · C6 · D2. See the whole portfolio
showing 60 of 235 buildings
Most recent mortgage recorded against this lot: $288,189 on 1996-12-30 (lender: First Federal Saivngs And Loan Assn/rochester). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2010-02-12 | Agreement $1,375,000 — from SHAFFER, HELENE to KODO PROPERTIES INC. | $1,375,000 | |
| 1996-12-30 | Mortgage $288,190 — from KODO PROPERTIES, INC. to FIRST FEDERAL SAIVNGS AND LOAN ASSN/ROCH | $288,190 | |
| 1994-08-10 | Mortgage $168,413 — from KODO PROPERTIES INC. to HOME SAVINGS OF AMERICA FSB | $168,413 | |
| 1988-07-18 | Mortgage $706,854 — from WESTWING ASSOCS INC to HOME SVGS BK | $706,854 | |
| 1986-09-18 | Mortgage $95,000 — from KODO PROPERTIES, INC. to PHILIP INTERNATL CORP. | $95,000 | |
| 1986-09-18 | Mortgage $450,000 — from KODO PROPERTIES INC. to REALTY IMPROVMT FUNDG CO | $450,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 1 | 141 | 0 | 17 | 159 |
| 2018 | 0 | 2 | 111 | 1 | 12 | 126 |
| 2019 | 0 | 11 | 89 | 0 | 4 | 104 |
| 2020 | 0 | 6 | 90 | 0 | 2 | 98 |
| 2021 | 0 | 0 | 34 | 0 | 7 | 41 |
| 2022 | 0 | 3 | 64 | 0 | 23 | 90 |
| 2023 | 0 | 27 | 28 | 0 | 7 | 62 |
| 2024 | 0 | 11 | 85 | 0 | 2 | 98 |
| 2025 | 5 | 33 | 399 | 0 | 3 | 440 |
| 2026 | 2 | 36 | 795 | 0 | 5 | 838 |
Every one of the 2,452 recorded events, 1971–2026, is laid out year by year in the full report (print-ready).
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