171 recorded events, 1967–2026, from 13 city data systems. The city's paper trail here is mostly 58 311 service requests, 33 ACRIS deeds & mortgages, 24 rodent inspections.
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 57% 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 22.2. In ZIP 10028, 79% of residential buildings hold an A and 3% grade D or F. How grades work
Among 46,798 6-24-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.
4 heat or hot-water complaints in the last three years (winter 2024–25: 4).
No bedbug-infested units reported in the last three years of filings.
23 service requests in the last three years. Most common: Rodent (7) · UNSANITARY CONDITION (6) · Noise (2) · Dirty Condition (2) · HEAT/HOT WATER (2) · Maintenance or Facility (2).
$45,000 in permitted construction work filed since 2016 (1 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 (13) |
| 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) | Koto Estate Company Ltd. |
| Head officer | Kenji Yamada |
| Managing agent | Rialto Management Corp. |
| Last registered | 2026-07-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,335,000 | $1,050,750 |
| 2026 | $3,367,000 | $1,515,150 |
| 2027 | $3,390,000 | $1,525,500 |
The city's market estimate has risen 45% between tax years 2025 and 2027.
| Heating fuel | NO2FUEL |
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 | 86 St — Q · 550 ft straight-line (about a 3-minute walk) · station accessibility: full 86 St — 4 5 6 · 850 ft straight-line (about a 4-minute walk) · station accessibility: partial (Uptown local only) |
| Bus | Nearest boarding stop: E 86 St / 3 Av — M86-SBS · 350 ft · Select Bus Service |
| Citi Bike | E 85 St & 3 Ave · 250 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 290 Manhattan New School 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.
222 East 85 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 |
23 311 service requests from this address in the last three years — 2 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 RIALTO MANAGEMENT CORP. — 78 buildings, 1,253 units. Grades across the portfolio: A54 · B12 · C6 · D5. See the whole portfolio
showing 60 of 78 buildings
Most recent mortgage recorded against this lot: $1,666,016 on 2017-10-23 (lender: Signature Bank), covering 2 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 |
|---|---|---|---|
| 2024-08-23 | Deed $8,000,000 — from GLASS & OIL, LLC to KOTO ESTATE CO., LTD. | $8,000,000 | |
| 2024-08-14 | Sold for $8,000,000 | $8,000,000 | $615,385 |
| 2017-10-23 | Mortgage $1,666,016 — from GLASS & OIL, LLC to SIGNATURE BANK | $1,666,016 | |
| 2017-10-23 | Agreement $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $10,000,000 | |
| 2017-10-23 | AL&R $10,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $10,000,000 | |
| 2016-06-08 | Mortgage $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $499,000 | |
| 2016-06-08 | AL&R $499,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $499,000 | |
| 2014-09-17 | AL&R $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $8,000,000 | |
| 2014-09-17 | Mortgage $3,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $3,000,000 | |
| 2014-09-17 | Agreement $8,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $8,000,000 | |
| 2013-06-11 | Deed $4,000,000 — from 222 EAST 85TH STREET, LLC to GLASS & OIL, LLC | $4,000,000 | |
| 2013-06-11 | Mortgage $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $5,000,000 | |
| 2013-06-11 | AL&R $5,000,000 — from GLASS & OIL, LLC to SIGNATURE BANK | $5,000,000 |
| Year | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|
| 2017 | 0 | 5 | 1 | 6 |
| 2018 | 4 | 0 | 3 | 7 |
| 2019 | 5 | 0 | 2 | 7 |
| 2020 | 2 | 0 | 0 | 2 |
| 2021 | 10 | 0 | 1 | 11 |
| 2022 | 10 | 0 | 1 | 11 |
| 2023 | 2 | 0 | 1 | 3 |
| 2024 | 5 | 6 | 1 | 12 |
| 2025 | 16 | 0 | 3 | 19 |
| 2026 | 13 | 0 | 8 | 21 |
Every one of the 171 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10028 · Landlord rankings · How grades work · The map · The Mice Map