1,671 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 718 311 service requests, 605 HPD complaints, 84 HPD housing violations.
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 77% 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 3.9. In ZIP 10128, 84% of residential buildings hold an A and 1% 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 | 1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2010-12-20. |
status snapshot refreshed weekly from HPD records
8 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
75 service requests in the last three years. Most common: Noise (62) · HEAT/HOT WATER (4) · Emergency Response Team (ERT) (2) · PLUMBING (2) · Air Quality (1) · Unleashed Dog (1).
$68,000 in permitted construction work filed since 2016 (4 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 (28) |
| 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) | 92nd STREET 6 LLC |
| Head officer | Michael Khakshouri |
| Managing agent | Royal Blue Property Management |
| Last registered | 2026-05-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $6,000,000 | $2,700,000 |
| 2026 | $6,295,000 | $2,832,750 |
| 2027 | $6,422,000 | $2,889,900 |
The city's market estimate has risen 7% between tax years 2025 and 2027.
| Facade (Local Law 11) | SAFE (cycle 9) |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| Bar Florine | Bottled Beverages | A | — |
| Daily Sprouts Bakery LLC | Not yet graded | — |
Report to 311: Food poisoning · Food safety complaint
2 restaurants · 0 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.
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 — Q · 950 ft straight-line (about a 5-minute walk) · station accessibility: full 96 St — 6 · 950 ft straight-line (about a 5-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: 3 Av / E 93 St — M101 M102 M103 · 400 ft |
| Citi Bike | E 95 St & 3 Ave · 750 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 198 Isidor E. Ida Straus 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.
163 East 92 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 |
75 311 service requests from this address in the last three years — 4 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 ROYAL BLUE PROPERTY MANAGEMENT — 16 buildings, 438 units. Grades across the portfolio: A11 · B4 · D1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 341 West 45 Street | MN | 90 | A |
| 107 St Marks Place | MN | 48 | A |
| 183 Avenue C | MN | 42 | A |
| 155 East 92 Street | MN | 29 | A |
| 390 Lorimer Street | BK | 28 | A |
| 163 East 92 Street | MN | 28 | A |
| 137 Sullivan Street | MN | 28 | A |
| 159 East 92 Street | MN | 28 | B |
| 304 East 62 Street | MN | 27 | B |
| 192 West 10 Street | MN | 27 | A |
| 311 East 61 Street | MN | 20 | A |
| 309 East 61 Street | MN | 20 | B |
| 569 Hudson Street | MN | 16 | B |
| 83 Spring Street | MN | 4 | A |
| 141 Berry Street | BK | 2 | A |
| 160-166 North 4th Street | BK | 1 | D |
Most recent mortgage recorded against this lot: $533,635 on 2024-09-25 (lender: Citi Real Estate Funding INC), covering 3 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 |
|---|---|---|---|
| 2026-03-09 | Deed $27,150,000 — from 92ND STREET 4 LLC; 92ND STREET 8 LLC; 92ND STREET 1 LLC; 92ND STREET 3 LLC; 92ND STREET 6 to 92ND STREET 4 LLC; 92ND STREET 6 LLC | $27,150,000 | |
| 2026-02-28 | Sold for $27,150,000 | $27,150,000 | $969,643 |
| 2024-09-25 | AL&R $227,000,000 — from 92ND STREET 8 LLC; 92ND STREET 4 LLC; 92ND STREET 1 LLC; 92ND STREET 6 LLC; 92ND STREET 2 to CITI REAL ESTATE FUNDING INC | $227,000,000 | |
| 2024-09-25 | Agreement $22,700,000 — from 92ND STREET 3 LLC; 92ND STREET 1 LLC; 92ND STREET 6 LLC; 92ND STREET 7 LLC; 92ND STREET 5 to CITI REAL ESTATE FUNDING INC | $22,700,000 | |
| 2024-09-25 | Mortgage $533,635 — from 92ND STREET 3 LLC; 92ND STREET 5 LLC; 92ND STREET 8 LLC; 92ND STREET 7 LLC; 92ND STREET 2 to CITI REAL ESTATE FUNDING INC | $533,635 | |
| 2024-01-18 | AL&R $22,166,365 — from JIJI HOLDINGS, LLC; 92ND STREET 3 LLC; 92ND STREET 5 LLC; 92ND STREET 7 LLC; 92ND STREET 1 to CAPITAL ONE, NATIONAL ASSOCIATION | $22,166,365 | |
| 2024-01-18 | Agreement $22,166,365 — from 92ND STREET 1 LLC; 92ND STREET 6 LLC; 92ND STREET 4 LLC; ELLWOOD HOLDINGS LLC; 92ND STREET to CAPITAL ONE, NATIONAL ASSOCIATION | $22,166,365 | |
| 2022-01-28 | Deed $45,000,000 — from JIJI HOLDINGS LLC; ELLWOOD HOLDINGS LLC; LISCO HOLDINGS LLC to 92ND STREET 7 LLC; 92ND STREET 8 LLC; 92ND STREET 5 LLC; 92ND STREET 1 LLC; 92ND STREET 3 | $45,000,000 | |
| 2021-12-31 | Sold for $45,000,000 | $45,000,000 | $1,607,143 |
| 2017-07-13 | Mortgage $10,069,352 — from LISCO HOLDINGS, LLC; ELLWOOD HOLDINGS LLC; JIJI HOLDINGS, LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $10,069,352 | |
| 2017-07-13 | Agreement $23,500,000 — from LISCO HOLDINGS, LLC; JIJI HOLDINGS, LLC; ELLWOOD HOLDINGS LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $23,500,000 | |
| 2017-07-13 | AL&R $23,500,000 — from JIJI HOLDINGS, LLC; LISCO HOLDINGS, LLC; ELLWOOD HOLDINGS LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $23,500,000 | |
| 2013-08-20 | AL&R $4,500,000 — from LISCO HOLDINGS, LLC; ELLWOOD HOLDINGS LLC; JIJI HOLDINGS, LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $4,500,000 | |
| 2013-08-20 | Mortgage $4,500,000 — from LISCO HOLDINGS, LLC; JIJI HOLDINGS, LLC; ELLWOOD HOLDINGS LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $4,500,000 | |
| 2011-02-17 | Agreement $8,586,363 — from ELLWOOD HOLDINGS LLC; JIJI HOLDINGS, LLC; LISCO HOLDINGS, LLC to CAPITAL ONE, N.A. | $8,586,363 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 5 | 0 | 58 | 6 | 1 | 70 |
| 2018 | 0 | 0 | 71 | 0 | 3 | 74 |
| 2019 | 0 | 0 | 25 | 0 | 2 | 27 |
| 2020 | 0 | 1 | 24 | 0 | 0 | 25 |
| 2021 | 0 | 3 | 23 | 1 | 1 | 28 |
| 2022 | 0 | 0 | 9 | 1 | 1 | 11 |
| 2023 | 0 | 1 | 14 | 0 | 2 | 17 |
| 2024 | 0 | 0 | 11 | 9 | 2 | 22 |
| 2025 | 2 | 2 | 40 | 2 | 2 | 48 |
| 2026 | 1 | 3 | 31 | 2 | 1 | 38 |
Every one of the 1,671 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10128 · Landlord rankings · How grades work · The map · The Mice Map