A sustained record of distress well beyond its peers. More recorded distress than 95% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 43.3. In ZIP 10003, 67% of residential buildings hold an A and
4% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
12 total — 2 class C (immediately hazardous), 2 class B, 8 class A. Oldest open since 2019-08-12.
status snapshot refreshed weekly from HPD records
Patterns
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
21 service requests in the last three years. Most common: For Hire Vehicle Complaint (11) · Illegal Parking (4) · Illegal Dumping (1) · Consumer Complaint (1) · Damaged Tree (1) · Street Condition (1).
Filed construction activity
$120,100 in permitted construction work filed since
2016 (6 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 (1900)
No
Six or more residential units (3)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. 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)
T & M SISTERS LLC
Head officer
MARY H TROJANOWSKI
Managing agent
TANDMSISTERS LLC
Last registered
2024-10-24
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
$2,378,000
$1,070,100
2026
$2,357,000
$1,060,650
2027
$2,405,000
$1,082,250
The city's market estimate has risen
1% between tax years 2025 and 2027.
1 food-poisoning report to 311 at this address in the last three years (0 with three or more people sick) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Flood exposure
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.
Getting around
Subway
14 St-Union Sq — 4 5 6 L N Q R W · 600 ft straight-line (about a 3-minute walk) · station accessibility: partial
Bus
Nearest boarding stop: 5 Av / W 12 St — M1 M2 M3 M55 · 550 ft
Citi Bike
University Pl & E 14 St · 450 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.
21 311 service requests from this address in the last three years.
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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $500,000 on
2022-03-01 (lender: 94 Uplace Funding LLC). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2023-06-13
M&CON $1,800,000 — from T & M SISTERS, LLC to CATHAY BANK
$1,800,000
2022-03-01
AL&R $1,100,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC
$1,100,000
2022-03-01
Agreement $1,100,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC
$1,100,000
2022-03-01
Mortgage $500,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC
$500,000
2021-01-28
AL&R $600,000 — from T & M SISTERS, LLC to BD CAPITAL LLC
$600,000
2021-01-28
Mortgage $600,000 — from T & M SISTERS, LLC to BD CAPITAL LLC
$600,000
Ten-year activity
50250
2017
2018
29
2019
2020
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
2
1
0
1
4
2018
0
1
5
3
1
10
2019
0
1
27
0
1
29
2020
1
0
8
0
0
9
2021
0
0
5
3
0
8
2022
0
0
3
5
1
9
2023
0
5
15
3
0
23
2024
6
1
10
0
1
18
2025
4
1
7
0
0
12
2026
0
0
7
0
2
9
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2026-04-29
HPD 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
2026-02-05
311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
311: Taxi Complaint — Driver Complaint - Non Passenger
2025-11-17
HPD 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
2025-11-14
DOB violation LBLVIO: VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION
2025-11-03
311: Street Condition — Plate Condition - Noisy
The full timeline
2026
2026-09-18311: Illegal Parking — Blocked Sidewalk
2026-07-05311: Food Poisoning — 1 or 2
2026-05-01311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2026-04-29HPD 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
2026-02-05311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2026-01-31Restaurant inspection: SANTO TACO — grade A
2025-12-10311: Taxi Complaint — Driver Complaint - Non Passenger
2025-11-17HPD 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
2025-11-03311: Street Condition — Plate Condition - Noisy
2025-09-15Permit General Construction — Signed-off
2025-09-11Permit Plumbing — Signed-off
2025-09-09Job filed: FILE FOR INTERIOR RENOVATIONS, CONSTRUCTION AT 1ST FLOOR AND STOREFRONT. ALL OTHER TRADES FILED UNDER SEPARATE APPLICATIONS. NO CHANGE OF USE OR EGRES$24,100
2025-08-29Job filed: INSTALLATION AND REMOVAL OF PLUMBING FIXTURES AT THE 1ST FLOOR. PLUMBING WORK AS PER PLAN. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$17,000
2025-08-14311: Damaged Tree — Branch or Limb Has Fallen Down
2025-07-16311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2025-06-04HPD 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
2025-04-11311: Consumer Complaint — Other Store (Non-Food)
2024
2024-10-25311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-10-25311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-10-25311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-10-11Permit General Construction — Signed-off
2024-10-07Job filed: MINOR FACADE REPAIR, INCLUDES PATCH AND REPAIR TO DETERIORATING STONW LINTELS AND SILLS.$9,000
2024-09-16Job filed: INSTALLATION OF PIPE SCAFFOLDING AS PER PLANS. PIPE SCAFFOLDING SHALL COMPLY WITH CHAPTER # 33 OF THE NYC CODE 2022, NO CHANGES IN USE EGRESS OR OCCUP$5,000
2024-09-10Permit Sidewalk Shed — Permit Issued
2024-09-09Job filed: INSTALLATION OF 300 PSF SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF THE 2022 CODE. NO CHANGE IN USE, EGRESS OR OCCUPANC$5,000
2024-08-28311: Illegal Dumping — Removal Request
2024-08-01Bedbug filing: 0 infested units
2024-07-26Rodent inspection: Passed
2024-06-26311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-04-18311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-04-01311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2024-04-01HPD 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
2024-03-30311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2023
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
2023-10-26311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2023-06-13M&CON $1,800,000 — from T & M SISTERS, LLC to CATHAY BANK$1,800,000
2023-06-13Mortgage assigned — from 94 UPLACE FUNDING LLC to CATHAY BANK, ISAOA, ATIMA
2023-06-13TL&R — from 94 UPLACE FUNDING LLC to T & M SISTERS, LLC
2023-06-12HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2023-06-12HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2023-06-12HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2023-06-12HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2023-06-12HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX AT P
2023-06-12HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2023-06-08311: Illegal Tree Damage — Roots Damaged
2023-03-13311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2023-02-07Bedbug filing: 0 infested units
2023-01-29311: Outdoor Dining — Street Zone Blocked
2022
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
2022-03-25Rodent inspection: Passed
2022-03-01AL&R $1,100,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC$1,100,000
2022-03-01Agreement $1,100,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC$1,100,000
2022-03-01Mortgage $500,000 — from T & M SISTERS, LLC to 94 UPLACE FUNDING LLC$500,000
2022-03-01Mortgage assigned — from PEOPLE'S UNITED BANK, N.A. to 94 UPLACE FUNDING LLC
2022-03-01TL&R — from T & M SISTERS LLC to BD CAPITAL LLC
2022-02-16HPD 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
2022-02-16HPD 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
2021-05-20Mortgage assigned — from BD CAPITAL, LLC to PEOPLE'S UNITED BANK, N.A.
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
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
2021-01-28AL&R $600,000 — from T & M SISTERS, LLC to BD CAPITAL LLC$600,000
2021-01-28Mortgage $600,000 — from T & M SISTERS, LLC to BD CAPITAL LLC$600,000
2020
2020-11-07311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2020-11-06311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2020-08-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-09-26311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2019-09-26311: Illegal Parking — Blocked Bike Lane
2019-09-03311: Illegal Parking — Parking Permit Improper Use
2019-08-20Bedbug filing: 0 infested units
2019-08-20Bedbug filing: 0 infested units
2019-08-12HPD class B: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... INTERIOR OF CABINET AT THE SINK IN THE KITCHEN LOCATED
2019-08-12HPD class B: § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR SOUTH WALL IN THE BATHROOM LOCATED AT APT
2019-08-12HPD class A: § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... INTERIOR OF CABINET AT THE SINK IN THE KITCHEN LOCATED
2019-08-12HPD class B: § 27-2005 ADM CODE PROPERLY SECURE THE LOOSE WOOD TREAD...3RD STEP HEADING TO THE 4TH STY AT PUBLIC HALL STAIRS, 3rd STORY
2019-08-12HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 4, 4th STORY, 1st APARTMENT FROM N
2019-08-12HPD class B: § 27-2070 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES ....AT THE RANGE IN THE KITCHEN LOCATED AT APT 4, 4th STORY, 1st APARTM
2018-10-09HPD 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
2018-06-27Deed — from PIETO, TRICIA MARIE; GHISONE, MARY HELENA to T & M SISTERS LLC
2018-06-27Deed — from ESTATE OF JENNIE LAZZARO; TRUSTEE OF TRUST A, PETER GHISONE AS SUC; TRUSTEE OF TRUST B, PE to GHISONE, MARY HELENA; PIETO, TRICIA MARIE
2018-04-06DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT
2018-03-16311: Food Poisoning — 1 or 2
2017
2017-11-06HPD 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
2017-10-02FDNY inspection (RISK)
2017-08-29Rodent inspection: Passed
2017-02-24DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT
2016-11-05311: Noise — Noise: air condition/ventilation equipment (NV1)
2016-10-26HPD 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
2016-10-16311: Food Establishment — Facility Construction
2015-10-04311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
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
2015-09-26311: Other Enforcement — E2A Storage Of Receptacles
2015-09-22311: Other Enforcement — E2A Storage Of Receptacles
2015-03-04311: Water System — Leak (Use Comments) (WA2)
2015-03-03DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2013 INSPECTION REPORT
2015-02-02HPD 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
2011-11-10Job filed: FILING FOR MODIFICATION OF EXISTING KITCHEN RANGEHOOD FIRE SUPPRESSION SYSTEM IN CONJUNCTION WITH JOB#120770120, AS SHOWN ON PLAN. NO CHANGE IN USE,$3,000
2011-11-10Job filed: FILING FOR MODIFICATION OF EXISTING KITCHEN RANGEHOOD FIRE SUPPRESSION SYSTEM IN CONJUNCTION WITH JOB#120770120, AS SHOWN ON PLAN. NO CHANGE IN USE,$3,000
2011-10-24Permit EW — ISSUED
2011-10-24Permit EQ — ISSUED
2011-10-20Job filed: APPLICATION FILED TO REPAIR FACADE AT 94 UNIVERSITY PL AS PER PLAN. THERE IS NO CHANGE TO USE, EGRESS OR OCCUPANCY FILED UNDER THIS APPLICATION.$25,000
2011-09-30Permit PL — ISSUED
2011-09-23Permit EW — ISSUED
2011-09-23Permit EW — ISSUED
2011-09-23Permit EW — ISSUED
2011-08-12Job filed: STRUCTURAL WORK AS PER PLAN. THERE IS NO CHANGE TO USE, EGRESS OR OCCUPANCY FILED UNDER THIS APPLICATION.$40,000
2011-08-02Job filed: MINOR INTERIOR PARTITION CHANGES WITH PLUMBING WORK AS PER PLAN. CEILING LIGHTING PLAN AND MECHANICAL WORK FILED UNDER SUBSEQUENT APPLICATION. THERE I$105,000
2011-08-02Job filed: SUBSEQUENT APPLICATION FILED FOR INSTALLATION OF HVAC UNITS WITH MECHANICAL WORK AS PER PLAN. THERE IS NO CHANGE TO USE, EGRESS, OR OCCUPANCY FILED U$80,000
2011-04-27311: Homeless Encampment — N/A
2011-04-23311: Homeless Encampment — N/A
2011-03-31311: Other Enforcement — E2A Storage Of Receptacles
2011-02-23Rodent inspection: Passed
2010
2010-04-06Rodent inspection: Failed for Rat Activity
2010-02-22Rodent inspection: Failed for Rat Activity
2008
2008-01-03DOB violation LL6291:
2007
2007-12-17ECB Hazardous violation: B4A/16/36/50/50A/50B/50C/50D/50E/.50-OPENING IN BOILER RM CEILING ABOVE BOILER.50A-SWING CHECK/VALVE MISSING BETWEEN BACKFLOW & PR$350
2007-12-17DOB complaint, category ?
2007-06-22Permit PL — ISSUED
2001
2001-03-19Permit EW — ISSUED
2001-02-20Job filed: INSTALL FIRE SUPPRESSION SYSTEM. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$2,000
2001-02-20Job filed: INSTALL FIRE SUPPRESSION SYSTEM. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$2,000
2000
2000-11-15Permit EW — ISSUED
2000-11-15Permit EW — ISSUED
2000-07-20DOB complaint, category ?
2000-07-10DOB violation C:
2000-07-03DOB complaint, category ?
1999
1999-12-20Permit EW — ISSUED
1999-12-20Permit EQ — ISSUED
1999-11-30ECB Non-Hazardous violation: WORK WITHOUT A PERMIT NOTED: AT 1ST FLOOR LEVEL SOUTH SIDE RENOVATION CONSISTING OF ENCLOSING SIDE WALL W/ WOOD FRAMING & PLYWOOD $2,500
1999-11-19DOB complaint, category ?
1999-04-13ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BUILDING WALL. DEFECT IS: AT FRONT EAST WALL FACING UNIVERSITY PLACE, UNKEYED BRICKS CAUSING LARGE C$180