279 recorded events, 1974–2026, from 16 city data systems. The city's paper trail here is mostly 50 311 service requests, 44 DOB permits, 44 DOB job filings.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 83% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 104.3. In ZIP 10022, 72% of residential buildings hold an A and 6% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 15 total — 7 class C (immediately hazardous), 5 class B, 3 class A. Oldest open since 1985-09-12. |
status snapshot refreshed weekly from HPD records
48 heat or hot-water complaints in the last three years (winter 2024–25: 23 · winter 2025–26: 10). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
25 service requests in the last three years. Most common: HEAT/HOT WATER (23) · For Hire Vehicle Complaint (1) · Curb Condition (1).
$445,250 in permitted construction work filed since 2016 (18 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 (1910) |
| Yes | Six or more residential units (7) |
| 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) | VRAHOS LLC |
| Head officer | FABIO SCODITTI |
| Managing agent | LEXITI REALTY CORP. |
| Last registered | 2023-08-01 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $4,407,000 | $1,983,150 |
| 2026 | $3,526,000 | $1,586,700 |
| 2027 | $4,231,000 | $1,903,950 |
The city's market estimate has fallen 4% between tax years 2025 and 2027.
| Heating fuel | NATURALGAS |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| The Bar Room | American | A | Mice evidence |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 1 with mice evidence · See them on the Mice Map
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.
2 street-flooding or sewer-backup complaints at this address since 2016 (0 in the last three years).
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 59 St — 4 5 6 N R W · 250 ft straight-line (about a 1-minute walk) · station accessibility: none Lexington Av/63 St — M Q · 700 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: E 60 St / Lexington Av — Q32 · 300 ft |
| Citi Bike | E 59 St & Lexington Ave · 400 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: East Side Elementary School, PS 267 Middle: J.H.S. 167 Robert F. Wagner. 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.
117 East 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
25 311 service requests from this address in the last three years — 23 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 LEXITI REALTY — 27 buildings, 332 units. Grades across the portfolio: A18 · B6 · C3. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 554 4 Avenue | BK | 40 | A |
| 451 Clinton Avenue | BK | 31 | A |
| 631 E 18 St | BK | 26 | A |
| 1492 Bedford Avenue | BK | 24 | A |
| 88 East 3 Street | MN | 22 | A |
| 1110 Caton Avenue | BK | 16 | B |
| 5 Stratford Road | BK | 16 | B |
| 52 3 Avenue | BK | 15 | A |
| 284 20 Street | BK | 14 | A |
| 118 West 81 Street | MN | 11 | A |
| 143 Meserole Street | BK | 10 | A |
| 35 West 87 Street | MN | 10 | A |
| 563 Carroll Street | BK | 9 | A |
| 647 Vanderbilt Avenue | BK | 9 | B |
| 706 Sackett Street | BK | 8 | A |
| 586 Pacific Street | BK | 8 | A |
| 119 East 60 Street | MN | 8 | A |
| 253 West 102 Street | MN | 8 | A |
| 664 Jefferson Avenue | BK | 7 | A |
| 115 East 60 Street | MN | 7 | C |
| 117 East 60 Street | MN | 7 | B |
| 60 Orchard Street | MN | 7 | A |
| 79 North 7 Street | BK | 6 | B |
| 444 West 23 Street | MN | 5 | C |
| 35 West 20 Street | MN | 4 | B |
| 730 Bergen Street | BK | 3 | C |
| 113 East 60 Street | MN | 1 | A |
Most recent mortgage recorded against this lot: $720,385 on 2021-10-12 (lender: New York Community Bank), covering 4 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2021-10-12 | AL&R $9,400,000 — from VRAHOS LLC to NEW YORK COMMUNITY BANK | $9,400,000 | |
| 2021-10-12 | Mortgage $720,385 — from VRAHOS LLC to NEW YORK COMMUNITY BANK | $720,385 | |
| 2021-10-12 | Agreement $9,400,000 — from VRAHOS LLC to NEW YORK COMMUNITY BANK | $9,400,000 | |
| 2013-07-02 | Mortgage $7,500,000 — from VRAHOS LLC to NEW YORK COMMUNITY BANK | $7,500,000 | |
| 2013-07-02 | AL&R $7,500,000 — from VRAHOS LLC to NEW YORK COMMUNITY BANK | $7,500,000 | |
| 2008-03-10 | Deed $9,000,000 — from SCHWARTZ, IDA C to VRAHOS LLC | $9,000,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 35 | 0 | 0 | 0 | 3 | 38 |
| 2018 | 4 | 0 | 1 | 0 | 3 | 8 |
| 2019 | 0 | 8 | 5 | 0 | 2 | 15 |
| 2020 | 0 | 3 | 0 | 0 | 1 | 4 |
| 2021 | 2 | 0 | 5 | 3 | 1 | 11 |
| 2022 | 0 | 0 | 2 | 0 | 2 | 4 |
| 2023 | 1 | 0 | 6 | 0 | 2 | 9 |
| 2024 | 0 | 0 | 6 | 0 | 2 | 8 |
| 2025 | 0 | 0 | 53 | 0 | 4 | 57 |
| 2026 | 1 | 0 | 2 | 0 | 2 | 5 |
Every one of the 279 recorded events, 1974–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10022 · Landlord rankings · How grades work · The map · The Mice Map