The city's published records show little recorded distress here in the last three years. Less recorded distress than 75% 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 4.9. In ZIP 10013, 70% of residential buildings hold an A and
5% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 1983-12-13.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
4 service requests in the last three years. Most common: Noise (1) · Illegal Parking (1) · HEAT/HOT WATER (1) · DOOR/WINDOW (1).
Filed construction activity
$84,475 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.
Rent-stabilization signals
Yes
Built before 1974 (1885)
Yes
Six or more residential units (9)
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 with HPD — the names behind the building
Registered owner(s)
FRANKLIN STREET OWNERS INC
Head officer
MATTHEW PAGE
Managing agent
MATTHEW ADAM PROPERTIES
Last registered
2026-07-14
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$6,824,000
$3,070,800
2026
$7,279,000
$3,275,550
2027
$7,675,000
$3,453,750
The city's market estimate has risen
12% between tax years 2025 and 2027.
Building systems
Heating fuel
NATURALGAS
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 3 of 6 — zone 1 evacuates first.
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.
Getting around
Subway
Franklin St — 1 · 700 ft straight-line (about a 3-minute walk) · station accessibility: none Canal St — A C E · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Hudson St / North Moore St — M20 · 300 ft
Citi Bike
Hudson St & N Moore St · 250 ft · station location as of 2026-09-23; live availability
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.
4 311 service requests from this address in the last three years — 1 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.
Most recent mortgage recorded against this lot: $100,000 on
2021-06-11 (lender: National Consumer Cooperative 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
2023-05-16
RPTT&RET $1,050,000 — from SAMBROOK, LUCAS C to RADOS, CHRISTOPHER J
$1,050,000
2022-08-31
RPTT&RET $1,225,000 — from FONTAINE, ANDREA to PETERS, MICHAEL; PETERS, LEIGH
$1,225,000
2022-08-18
Sold for $1,225,000
$1,225,000
$136,111
2021-09-27
RPTT&RET $1,675,000 — from PICCINICH, JOHN R to JACKSON, BRIDGET; JACKSON, MICHAEL
$1,675,000
2021-09-13
Sold for $1,675,000
$1,675,000
$186,111
2021-06-11
AL&R $100,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL CONSUMER COOPERATIVE BANK, N.A.
$100,000
2021-06-11
Mortgage $100,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL CONSUMER COOPERATIVE BANK, N.A.
$100,000
2021-06-11
AL&R $700,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.
$700,000
2021-06-11
Agreement $700,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.
$700,000
2021-06-11
Mortgage $241,480 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.
$241,480
2021-06-07
RPTT&RET $1,550,000 — from THOMAS, MEGAN JANE to BERNTSEN, EMILY JEANNE
$1,550,000
2021-05-21
Sold for $1,550,000
$1,550,000
$172,222
2019-08-06
RPTT&RET $735,000 — from ROSSI, STEVEN A to SAMBROOK, LUCAS
$735,000
2019-07-24
Sold for $735,000
$735,000
$81,667
2017-08-23
RPTT&RET $999,500 — from PUSTYLNIK, ALEXANDER to CRONIN, JAMES MICHAEL
$999,500
Ten-year activity
20100
2017
2018
2019
2020
19
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
0
2
1
3
2018
0
0
0
0
2
2
2019
0
0
4
2
1
7
2020
0
2
3
0
3
8
2021
0
0
5
13
1
19
2022
0
0
6
2
1
9
2023
2
1
5
1
1
10
2024
0
0
4
0
1
5
2025
0
1
5
0
1
7
2026
0
0
0
0
0
0
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-11-15HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2023-10-27Boiler inspection
2023-05-16RPTT&RET $1,050,000 — from SAMBROOK, LUCAS C to RADOS, CHRISTOPHER J$1,050,000
2023-04-28311: HEAT/HOT WATER — APARTMENT ONLY
2023-04-28Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-04-10Permit General Construction — Permit Issued
2023-03-29Job filed: Facade Repair Project$84,475
2023-03-21FDNY inspection (RISK)
2023-01-24Bedbug filing: 0 infested units
2022
2022-11-29Boiler inspection
2022-11-19311: HEAT/HOT WATER — ENTIRE BUILDING
2022-11-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-11-08311: HEAT/HOT WATER — ENTIRE BUILDING
2022-11-08Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2022-11-02HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2022-08-31RPTT&RET $1,225,000 — from FONTAINE, ANDREA to PETERS, MICHAEL; PETERS, LEIGH$1,225,000
2022-08-18Sold for $1,225,000$1,225,000
2022-02-15HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021-09-27RPTT&RET $1,675,000 — from PICCINICH, JOHN R to JACKSON, BRIDGET; JACKSON, MICHAEL$1,675,000
2021-09-13Sold for $1,675,000$1,675,000
2021-07-07311: Noise — Noise: Alarms (NR3)
2021-06-11AALR — from NATIONAL CONSUMER COOPERATIVE BANK, N.A. to NATIONAL COOPERATIVE BANK, N.A.
2021-06-11Mortgage assigned — from NATIONAL CONSUMER COOPERATIVE BANK, N.A. to NATIONAL COOPERATIVE BANK, N.A.
2021-06-11AL&R $100,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL CONSUMER COOPERATIVE BANK, N.A.$100,000
2021-06-11Mortgage $100,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL CONSUMER COOPERATIVE BANK, N.A.$100,000
2021-06-11AL&R $700,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.$700,000
2021-06-11Mortgage assigned — from FANNIE MAE to NATIONAL COOPERATIVE BANK, N.A.
2021-06-11Agreement $700,000 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.$700,000
2021-06-11TL&R — from FANNIE MAE to FRANKLIN STREET OWNERS, INC.
2021-06-11Mortgage $241,480 — from FRANKLIN STREET OWNERS, INC. to NATIONAL COOPERATIVE BANK, N.A.$241,480
2021-06-07RPTT&RET $1,550,000 — from THOMAS, MEGAN JANE to BERNTSEN, EMILY JEANNE$1,550,000
2021-05-21Sold for $1,550,000$1,550,000
2021-05-07Bedbug filing: 0 infested units
2021-04-01HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021-04-01HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2020-02-25ECB CLASS - 2 violation: FAILURE TO MAINTAIN, AS PER HPD SECTION OF THE LAW 27-2033 ACCESS TO BOILER ROOM SIGN MUST BE POSTED BY FRONT DOOR LOBBY, MAINTAIN$3,125
2019-10-25HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2019-09-06311: Non-Emergency Police Matter — Other (complaint details)
2019-08-06RPTT&RET $735,000 — from ROSSI, STEVEN A to SAMBROOK, LUCAS$735,000
2019-07-24Sold for $735,000$735,000
2019-05-10311: Noise — Noise: Construction Equipment (NC1)
2019-01-09Boiler inspection
2018
2018-07-16Rodent inspection: Passed
2018-03-15Boiler inspection
2017
2017-08-23RPTT&RET $999,500 — from PUSTYLNIK, ALEXANDER to CRONIN, JAMES MICHAEL$999,500
2017-07-21Rodent inspection: Passed
2017-06-12RPTT&RET $1,190,000 — from HOSK, ELSA to PAGE, MATTHEW; DAVIS, CAROLYN$1,190,000
2016
2016-11-02Rodent inspection: Passed
2016-10-25HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2016-05-31RPTT&RET $1,725,000 — from WHALEY, SAMUEL to THOMAS, MEGAN J$1,725,000
2016-05-29311: New Tree Request — For One Address
2016-04-11311: Lead — Lead Kit Request (Residential) (L10)
2015
2015-10-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2014 INSPECTION REPORT
2015-10-01HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2015-03-03DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2013 INSPECTION REPORT
2015-02-05DOB complaint, category ?
2014
2014-09-03RPTT&RET $715,000 — from NUCKOLS, CHRISTOPHER ADDISON to PUSTYLNIK, ALEXANDER$715,000
2014-05-01FDNY inspection (RISK)
2014-01-10Mortgage assigned — from NCB, FSB to FANNIE MAE
2012-08-15RPTT&RET $725,000 — from RANKIN, ANDREW to FONTAINE, ANDREA$725,000
2012-04-11RPTT&RET $1,085,000 — from GASPER, ANDREW J; MOLINA, ANA to SPILLMANN, MARTIN; SPILLMANN, RITA JULIA$1,085,000
2012-03-22Rodent inspection: Passed
2011
2011-09-19TL&R — from FRANKLIN STREET OWNERS INC to EMIGRANT FUNDING CORPORATION
2011-09-19TL&R — from FRANKLIN STREET OWNERS INC to EMIGRANT FUNDING CORPORATION
2011-09-19Agreement $555,000 — from FRANKLIN STREET OWNERS INC to NCB, FSB$555,000
2011-09-19Mortgage $143,461 — from FRANKLIN STREET OWNERS INC to NCB, FSB$143,461
2011-09-19Mortgage assigned — from EMIGRANT FUNDING CORPORATION to NCB, FSB
2011-09-19Mortgage assigned — from EMIGRANT FUNDING CORPORATION to NCB, FSB
2011-09-19AL&R $555,000 — from FRANKLIN STREET OWNERS INC to NCB, FSB$555,000
2011-05-03RPTT&RET $535,000 — from COSTA, ANITA; COSTA, JOHN; SILVER, MELISSA J to HOSK, ELSA$535,000
2011-02-10Rodent inspection: Passed
2010
2010-11-29RPTT&RET $542,000 — from MCADAM, CLARE to ROSSI, STEVEN A$542,000
2010-10-01311: Street Condition — Failed Street Repair
2010-06-02RPTT&RET $1,060,000 — from MANNING, MELISSA JOY to WHALEY , SAMUEL S$1,060,000
2010-01-19Rodent inspection: Passed
2009
2009-01-01DOB violation LL6291:
2008
2008-04-03RPTT&RET $655,000 — from HARRISON, PETER to NUCKOLS, CHRISTOPHER A$655,000
2008-02-22Permit PL — ISSUED
2008-02-06Permit EW — ISSUED
2007
2007-10-04Job filed: Application being filed to renovate existing apartment #5. No change in use, egress or occupancy.$29,000
2007-10-04Job filed: Application being filed to renovate existing apartment #5. No change in use, egress or occupancy.$29,000
2007-05-01RPTT&RET $625,000 — from MENACHO, THOMAS to RANKIN, ANDREW$625,000
2007-01-19DOB violation LL6291:
2007-01-10RPTT&RET $1,025,000 — from ROURKE, MICHAEL J to MANNING, MELISSA JOY$1,025,000
2006
2006-08-02RPTT&RET $555,000 — from HARRISON, NICHOLAS; HARRISON, BEATRIZ to COSTA, JOHN; DINAN, MELISSA; COSTA, ANITA$555,000
2006-05-10RPTT&RET $500,000 — from DONOVAN, MARIA to MCADAM, CLARE$500,000
2005
2005-04-27Mortgage $200,000 — from FRANKLIN STREET OWNERS INC to EMIGRANT FUNDING CORPORATION$200,000
2005-04-27Agreement — from FRANKLIN STREET OWNERS INC to EMIGRANT FUNDING CORPORATION
2005-04-27AL&R — from EMIGRANT FUNDING CORPORATION to FRANKLIN STREET OWNERS INC
2005-04-21ECB Non-Hazardous violation: WORK WITHOUT A PERMIT WORK NOTED REMOVED FPSD TO CELLAR AT 1ST STORY AND REPLACE WITH STEEL CAGE REMEDY:OBTAIN PERMIT OR RESTORE T
2005-04-16DOB complaint, category ?
2004
2004-11-16Permit EQ — ISSUED
2004-11-16Permit EQ — ISSUED
2004-11-03Job filed: FILING HEREWITH FOR INSTALLATION OF HEAVY DUTY SIDEWALK SHED 21 LINEAR FEET DURING FACADE REPAIR. NO CHA NGE TO USE, EGRESS OR OCCUPANCY.
2004-11-03Job filed: FILING HEREWITH FOR INSTALLATION OF HEAVY DUTY SIDEWALK SHED 21 LINEAR FEET DURING FACADE REPAIR. NO CHA NGE TO USE, EGRESS OR OCCUPANCY.
2004-09-03Permit PL — ISSUED
2004-08-19Permit EW — ISSUED
2004-07-09Permit EW — ISSUED
2004-07-09Permit PL — ISSUED
2004-06-30Permit EW — ISSUED
2004-06-02Job filed: Interior renovation to include minor demolition as required, new partitions and modification of existing plumbing fixtures as shown on plans filed her$62,000
2004-02-13DOB violation LL6291:
2003
2003-12-22Mortgage assigned — from CITY & SUBURBAN FEDERAL SAVINGS BANK to EMIGRANT FUNDING CORP.
2003-12-22Agreement — from FRANKLIN STREET OWNERS INC. to EMIGRANT FUNDING CORP.
2003-12-22AL&R — from EMIGRANT FUNDING CORP. to FRANKLIN STREET OWNERS INC.
2003-12-22TL&R — from CITY & SUBURBAN FEDERAL SAVINGS BANK to FRANKLIN STREET OWNERS INC.
2003-12-22Mortgage $113,656 — from FRANKLIN STREET OWNERS INC. to EMIGRANT FUNDING CORP.$113,656
2003-08-06Permit PL — ISSUED
2003-07-23Permit EW — ISSUED
2003-07-01Job filed: COMBINE APTS. 3 & 4; MINOR PARTITION CHA NGE; REMOVE ONE K'TTE; RELOCATE ONE BATH; ENLARGE ONE BATH AND ONE KITCH EN. NO CHANGE IN USE, OCCUPANCY $25,000
2003-03-19DOB violation LL6291:
2002
2002-03-26DOB violation LL6291:
2001
2001-02-27DOB violation LL6291:
2000
2000-09-28DOB violation E: 1P1767
1999
1999-12-10Permit EW — ISSUED
1999-12-10Permit EW — ISSUED
1999-12-10Permit EW — ISSUED
1999-03-16DOB violation LL6291:
1998
1998-08-18Agreement — from FRANKLIN STREET OWNERS, INC. to CITY & SUBURBAN FEDERAL SAVINGS BANK
1998-05-14DOB complaint, category ?
1997
1997-09-16DOB violation LL6291:
1997-07-01DOB violation LL1080:
1997-05-16DOB complaint, category ?
1994
1994-10-27Mortgage $80,789 — from FRANKLIN STREET OWNERS, INC. to CITY & SUBURBAN FEDERAL SAVINGS BANK$80,789
1994-10-27Mortgage assigned — from FINCH, EDWARD RIDLEYJR. to CITY & SUBURBAN FEDERAL SAVINGS BANK
1994-10-27Mortgage assigned — from FRANKLIN STREET OWNERS, INC. to CITY & SUBURBAN FEDERAL SAVINGS BANK
1994-03-18DOB violation LL6291:
1993
1993-03-18DOB violation LL6291:
1993-02-11DOB violation B:
1991
1991-07-16SAGE — from LANDMARKS PRSRVTN CMMSSN
1987
1987-01-28Mortgage $143,000 — from FRANKLIN ST OWNERS INC to FINCH, EDWARD RIDLEYJR.$143,000
1987-01-28Mortgage satisfied — from P.T.M. COMMUNICATNSINC to HM ENTERPRISES
1987-01-28Mortgage satisfied — from P.T.M. COMMUNICATNSINC to COX, ANNE F.C. TR; HASKELL, MARY F.H. TR; FINCH, EDWARD R., JR; FINCH, EDWARD R. DECD
1985
1985-06-07Deed — from P.T.M. COMMUNICATNS,INC to FRANKLIN ST. OWNERS,INC
1985-05-02Mortgage $40,000 — from P.T.M COMMUNICATIONSINC to HM ENTERPRISES$40,000
1983
1983-12-13HPD class B: D26-10.01 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF OPENING SKYLIGHT 6 STY REAR APT CEILING COVERED WITH PLEXIGLASS AT ROOF.
1978
1978-12-28Mortgage — from P T M COMMUNICATIONSINC to FINCH, EDWARD R DECD; FINCH, E RIDLEY JR ET AL
1978-12-13Deed — from FINCH, EDWARD R DECD; FINCH, E RUDLEY JR ET AL to P T M COMMUNICATIONINC
1976
1976-09-29Mortgage — from HASKELL, MARY DELAFIELD; FINCH, EDWARD RIDLEYJR; FINCH, EDWARD R DECD; FINCH, EDWARD REDLE to PRUDENTIAL SAVINGS BK
1976-02-26Deed — from COX, ANNE CRAME FINCH; HASKELL, MARY DELAFIELD; FINCH, EDWARD R DECDTR; HASKELL, FINCH TR; to COX, ANNE CRANE FINCH TR; FINCH, E REDLEY JR TR; FINCH, EDWARD REDLEYJR; FINCH, EDWARD R D
1970
1970-12-28Deed — from FREDED REALTY CORP to FISCHER, EDWARD R DECD; HASKELL, MARY D F TR; COX, ANNE C F TR; FINCH, EDWARD R JR IND