225 recorded events, 1969–2026, from 16 city data systems. The city's paper trail here is mostly 72 ACRIS deeds & mortgages, 47 rodent inspections, 38 311 service requests.
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 52% 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 18. In ZIP 10128, 84% of residential buildings hold an A and 1% 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 | 1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2024-02-11. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2023–24: 4).
No bedbug-infested units reported in the last three years of filings.
11 service requests in the last three years. Most common: Lead (2) · Rodent (2) · HEAT/HOT WATER (2) · New Tree Request (1) · Curb Condition (1) · Real Time Enforcement (1).
$119,000 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 (1940) |
| Yes | Six or more residential units (20) |
| 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) | 320 EAST 90TH STREET OWENRS CORP |
| Head officer | FRANK DEGUZMAN |
| Managing agent | Refco Management Co Inc |
| Last registered | 2025-08-14 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,297,000 | $1,033,650 |
| 2026 | $2,501,000 | $1,125,450 |
| 2027 | $2,436,000 | $1,096,200 |
The city's market estimate has risen 6% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $372,678 a year ($42.96 per sq ft), operating expenses $132,120 ($15.23 per sq ft), net operating income $240,558. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| 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 · 950 ft straight-line (about a 5-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: 1 Av / E 89 St — M15 · 400 ft |
| Citi Bike | E 88 St & 1 Ave · 500 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 527 - East Side School for Social Action 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.
320 East 90 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 |
11 311 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 REFCO MGMT CO INC — 14 buildings, 197 units. Grades across the portfolio: A14. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 424 East 77 Street | MN | 20 | A |
| 448 East 84 Street | MN | 20 | A |
| 320 East 90 Street | MN | 20 | A |
| 326 East 73 Street | MN | 20 | A |
| 312 East 89 Street | MN | 20 | A |
| 328 East 73 Street | MN | 20 | A |
| 344 East 87 Street | MN | 20 | A |
| 1645 York Avenue | MN | 19 | A |
| 148 East 83 Street | MN | 10 | A |
| 502 West 47 Street | MN | 10 | A |
| 286 Union Avenue | BK | 5 | A |
| 342 East 84 Street | MN | 5 | A |
| 171 Prospect Place | BK | 4 | A |
| 46 Wilson Avenue | BK | 4 | A |
Most recent mortgage recorded against this lot: $150,000 on 2018-06-21 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-09-30 | RPTT&RET $319,410 — from DIFF EQ ENTERPRISES LLC to LIVINGSTON, BRIAN MICHAEL | $319,410 | |
| 2026-09-15 | Sold for $319,410 | $319,410 | $15,971 |
| 2024-09-16 | RPTT&RET $295,000 — from MP 320 E 90 LLC to SPITERI, JONATHAN | $295,000 | |
| 2024-09-12 | Sold for $295,000 | $295,000 | $14,750 |
| 2023-10-19 | RPTT&RET $360,000 — from FADEN, ELLEN; SCHNEIDER, LARRY to COMASI A LLC | $360,000 | |
| 2023-10-05 | Sold for $360,000 | $360,000 | $18,000 |
| 2022-06-07 | RPTT&RET $350,000 — from MP 320 E 90 LLC to LIU, KATHARINE; LIU, LILY | $350,000 | |
| 2022-05-25 | Sold for $350,000 | $350,000 | $17,500 |
| 2022-02-03 | RPTT&RET $355,000 — from MP 320 E 90 LLC to COMASI A LLC | $355,000 | |
| 2022-01-27 | Sold for $355,000 | $355,000 | $17,750 |
| 2022-01-19 | RPTT&RET $354,000 — from MP 320 E 90 LLC to FADEN, ELLEN; SCHNEIDER, LARRY | $354,000 | |
| 2022-01-06 | Sold for $354,000 | $354,000 | $17,700 |
| 2021-09-28 | RPTT&RET $265,000 — from MP 320 E 90 LLC to ZIADKHANPOUR, GHORBAN | $265,000 | |
| 2021-09-20 | Sold for $265,000 | $265,000 | $13,250 |
| 2021-09-09 | RPTT&RET $367,000 — from MP 320 E 90 LLC to LEI, ANDY | $367,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 2 | 2 | 1 | 5 |
| 2018 | 0 | 0 | 2 | 10 | 2 | 14 |
| 2019 | 0 | 1 | 4 | 11 | 5 | 21 |
| 2020 | 0 | 1 | 5 | 0 | 2 | 8 |
| 2021 | 0 | 0 | 12 | 8 | 9 | 29 |
| 2022 | 0 | 0 | 2 | 6 | 13 | 21 |
| 2023 | 0 | 1 | 4 | 2 | 7 | 14 |
| 2024 | 0 | 1 | 10 | 2 | 4 | 17 |
| 2025 | 4 | 0 | 3 | 0 | 4 | 11 |
| 2026 | 4 | 0 | 2 | 2 | 2 | 10 |
Every one of the 225 recorded events, 1969–2026, 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