4,094 recorded events, 1967–2026, from 20 city data systems. The city's paper trail here is mostly 1,444 311 service requests, 1,304 HPD complaints, 984 HPD housing violations.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 96% 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 363.1. In ZIP 10032, 36% of residential buildings hold an A and 14% 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 | 185 total — 60 class C (immediately hazardous), 91 class B, 34 class A. Oldest open since 1987-11-06. |
| Active vacate order | 2 unit(s) under an unrescinded HPD vacate order |
status snapshot refreshed weekly from HPD records
215 heat or hot-water complaints in the last three years (winter 2023–24: 47 · winter 2024–25: 39 · winter 2025–26: 86 · winter 2026–27: 4). Repeated winter clusters suggest a chronic heating problem.
1 bedbug-infested unit(s) reported in filings over the last three years.
$5,060 in enforcement penalties imposed (ECB/OATH) in the last three years.
652 service requests in the last three years. Most common: HEAT/HOT WATER (103) · PAINT/PLASTER (88) · GENERAL (77) · UNSANITARY CONDITION (60) · Noise (60) · Dirty Condition (56).
$102,000 in permitted construction work filed since 2016 (5 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 (1915) |
| Yes | Six or more residential units (61) |
| 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) | 860 RIVER LLC |
| Head officer | BRANDON FRIEDMAN |
| Managing agent | BUILDING EQUITY MANAGEMENT LLC |
| Last registered | 2026-07-27 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $2,695,000 | $1,212,750 |
| 2026 | $2,910,000 | $1,309,500 |
| 2027 | $3,143,000 | $1,414,350 |
The city's market estimate has risen 17% between tax years 2025 and 2027.
| Energy grade (LL33) | D — ENERGY STAR score 9/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
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.
1 street-flooding or sewer-backup complaints at this address since 2023 (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 | 157 St — 1 · 850 ft straight-line (about a 4-minute walk) · station accessibility: none 163 St-Amsterdam Av — C · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Riverside Dr / W 160 St — Bx6 · 400 ft |
| Citi Bike | W 160 St & Riverside Dr · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 004 Duke Ellington Middle: Community Math & Science Prep. 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.
860 Riverside Drive
| 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 |
652 311 service requests from this address in the last three years — 103 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 BUILDING EQUITY MANAGEMENT LLC — 103 buildings, 1,953 units. Grades across the portfolio: A71 · B18 · C7 · D5 · F1. See the whole portfolio
showing 60 of 103 buildings
Most recent mortgage recorded against this lot: $2,203,987 on 2020-01-10 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2020-01-10 | Mortgage $2,203,987 — from 860 RIVER LLC to JPMORGAN CHASE BANK, N.A. | $2,203,987 | |
| 2020-01-10 | Agreement $5,200,000 — from 860 RIVER LLC to JPMORGAN CHASE BANK, N.A. | $5,200,000 | |
| 2013-04-30 | Agreement $3,500,000 — from 860 RIVER LLC to JPMORGAN CHASE BANK N.A. | $3,500,000 | |
| 2013-04-30 | Mortgage $2,632,216 — from 860 RIVER LLC to JPMORGAN CHASE BANK N.A. | $2,632,216 | |
| 2013-04-30 | Agreement $3,500,000 — from 860 RIVER LLC to JPMORGAN CHASE BANK N.A. | $3,500,000 | |
| 2005-03-02 | Mortgage $169,942 — from 860 RIVER LLC to WASHINGTON MUTUAL BANK, FA | $169,942 | |
| 2005-03-02 | Agreement $1,000,000 — from WASHINGTON MUTUAL BANK, FA to 860 RIVER LLC | $1,000,000 | |
| 2005-03-02 | AL&R $1,000,000 — from WASHINGTON MUTUAL BANK, FA to 860 RIVER LLC | $1,000,000 | |
| 1987-10-30 | Mortgage $300,000 — from B.W. 860 ASSOCIATES to LINCOLN SAVINGS BANK | $300,000 | |
| 1985-05-02 | Mortgage $441,125 — from B.W. 860 ASSOCIATES to 3C ASSOCIATES; FESTUCA REALTY #7 CO.; F.W.F. REALTY ASSOC.; BLUSH, MARVIN | $441,125 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 2 | 4 | 68 | 0 | 2 | 76 |
| 2018 | 3 | 6 | 187 | 0 | 3 | 199 |
| 2019 | 3 | 8 | 94 | 0 | 7 | 112 |
| 2020 | 0 | 9 | 120 | 2 | 3 | 134 |
| 2021 | 0 | 2 | 188 | 0 | 4 | 194 |
| 2022 | 2 | 22 | 125 | 0 | 2 | 151 |
| 2023 | 4 | 5 | 218 | 0 | 6 | 233 |
| 2024 | 0 | 8 | 444 | 0 | 9 | 461 |
| 2025 | 0 | 1 | 484 | 0 | 4 | 489 |
| 2026 | 0 | 7 | 663 | 0 | 1 | 671 |
Every one of the 4,094 recorded events, 1967–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10032 · Landlord rankings · How grades work · The map · The Mice Map