The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. In ZIP 10014, 69% of residential buildings hold an A and
5% 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
2 total — 0 class C (immediately hazardous), 2 class B, 0 class A. Oldest open since 2000-08-02.
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
3 service requests in the last three years. Most common: Illegal Parking (2) · Curb Condition (1).
Filed construction activity
No permitted work with a declared cost filed in the last decade. 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 (1889)
No
Six or more residential units (5)
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)
85 BEDFORD OWNERS INC
Head officer
CURTIS HOUGLAND
Managing agent
CORNERSTONE MGMT SYSTEMS INC
Last registered
2025-08-11
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
$3,679,000
$1,655,550
2026
$4,415,000
$1,986,750
2027
$5,298,000
$2,384,100
The city's market estimate has risen
44% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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
Christopher St-Stonewall — 1 · 850 ft straight-line (about a 4-minute walk) · station accessibility: none W 4 St-Wash Sq — A B C D E F M · 0.2 mi straight-line (about a 5-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Hudson St / Barrow St — M11 M20 · 350 ft
Citi Bike
Barrow St & Hudson St · 400 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.
3 311 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.
Most recent mortgage recorded against this lot: $425,000 on
1991-02-05 (lender: Bankers Federal Savings), covering 7 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
2022-08-25
RPTT&RET $1,100,000 — from KEARNEY, SARA R; KEARNEY, THOMAS P III to UGURBIL, AILEEN; UGURBIL, KAMIL
$1,100,000
2022-08-08
Sold for $1,100,000
$1,100,000
$220,000
2015-08-11
RPTT&RET $785,000 — from 85 BEDFORD OWNERS, INC. to KEARNEY, THOMAS P III; KEARNEY, SARA R
$785,000
2015-08-10
RPTT&RET $772,773 — from HEILIGER, DONALD L JR.; HEILIGER, SHANNON J to 85 BEDFORD OWNERS, INC.
$772,773
2010-09-14
RPTT&RET $614,868 — from CHIPRICH, ERIK C. to 85 BEDFORD OWNERS, INC
$614,868
2010-09-14
RPTT&RET $662,500 — from 85 BEDFORD OWNERS, INC. to HEILIGER, DONALD L JR.; HEILIGER, SHANNON J
$662,500
1991-02-05
Mortgage $425,000 — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SAVINGS
$425,000
Ten-year activity
1050
8
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
4
3
0
1
8
2018
0
0
0
1
1
2019
1
3
0
1
5
2020
0
1
2
1
4
2021
0
5
0
1
6
2022
0
0
2
1
3
2023
0
3
0
1
4
2024
0
1
0
1
2
2025
0
2
0
1
3
2026
0
2
0
1
3
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2023-03-15HPD 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
2022
2022-08-25RPTT&RET $1,100,000 — from KEARNEY, SARA R; KEARNEY, THOMAS P III to UGURBIL, AILEEN; UGURBIL, KAMIL$1,100,000
2020-03-24RPTT&RET — from SMALL, THOMAS; SMALL, CATHERINE to SMALL, PATRICK
2020-03-10Deed transfer (nominal price)
2019
2019-12-04Bedbug filing: 0 infested units
2019-11-26Bedbug filing: 0 infested units
2019-05-20Rodent inspection: Passed
2019-05-20FDNY inspection (RISK)
2019-01-22Bedbug filing: 0 infested units
2018
2018-07-13Rodent inspection: Passed
2017
2017-10-03311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2017-10-03DOB complaint, category ?
2017-09-19ECB CLASS - 2 violation: FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER NOTED: AT TIME OF INSPECTION ON EXTEIROR WALL/FACADE WALL AT 2ND FLOOR WIND$1,250
2017-09-12311: General Construction/Plumbing — Debris - Falling Or In Danger Of Falling
2017-09-12DOB complaint, category ?
2017-07-21FDNY inspection (RISK)
2017-07-20Rodent inspection: Passed
2017-06-07311: Noise — Noise: Construction Equipment (NC1)
2011-06-20Job filed: RENOVATION OF AN EXISTING RESIDENTIAL BASEMENT. WORK TO INCLUDE: PLUMBING, MECHANICAL AND ARCHITECTURAL. NO CHANGE OF USE, EGRESS, OR OCCUPANCY.$12,000
2011-06-20Job filed: RENOVATION OF AN EXISTING RESIDENTIAL BASEMENT. WORK TO INCLUDE: PLUMBING, MECHANICAL AND ARCHITECTURAL. NO CHANGE OF USE, EGRESS, OR OCCUPANCY.$12,000
2011-01-06Rodent inspection: Passed
2010
2010-12-15Rodent inspection: Failed for Other Reason
2010-09-14RPTT&RET $614,868 — from CHIPRICH, ERIK C. to 85 BEDFORD OWNERS, INC$614,868
2010-09-14RPTT&RET $662,500 — from 85 BEDFORD OWNERS, INC. to HEILIGER, DONALD L JR.; HEILIGER, SHANNON J$662,500
2010-03-26Rodent inspection: Passed
2006
2006-05-23HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2001
2001-06-19Permit PL — ISSUED
2001-05-24DOB complaint, category ?
2001-05-22Permit EW — ISSUED
2001-04-16Job filed: General Construction work, including the removal and installation of partitions and plumbing fixtures as per plans herewith submitted. There will be n$30,000
2001-04-16Job filed: General Construction work, including the removal and installation of partitions and plumbing fixtures as per plans herewith submitted. There will be n$30,000
2001-04-16Job filed: General Construction work, including the removal and installation of partitions and plumbing fixtures as per plans herewith submitted. There will be n$30,000
2001-03-16Mortgage satisfied — from 85 BEDFORD OWNERS, INC. to BANKERS FEDERAL SAVINGS FSB
2001-03-16SAGE — from DIME SAVINGS BANK OFNEW YORK
2001-01-16DOB complaint, category ?
2000
2000-08-02HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
1996
1996-03-27Agreement — from 85 BEDFORD OWNERS INC. to BANKERS FEDERAL SAVINGS, FSB
1991
1991-02-05Mortgage $425,000 — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SAVINGS$425,000
1991-02-05Mortgage assigned — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SV FSB
1982
1982-10-20Mortgage satisfied — from CONSUMERS'CO-OP HOUS.ETC to NATIONWIDE LF. INS.CO.
1969
1969-04-29MISC — from GREENWICH VLLG HSTRCDST
1967
1967-08-10Mortgage — from CONSUMERS CO-OPRTVEETAL to NATIONWIDE LIFE INSCO