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
3 total — 0 class C (immediately hazardous), 2 class B, 1 class A. Oldest open since 1974-08-28.
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
10 service requests in the last three years. Most common: Curb Condition (3) · Noise (2) · Illegal Parking (2) · Abandoned Vehicle (1) · Dead/Dying Tree (1) · Air Quality (1).
Filed construction activity
$204,000 in permitted construction work filed since
2016 (3 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 (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
$3,703,000
$1,666,350
2026
$4,444,000
$1,999,800
2027
$5,333,000
$2,399,850
The city's market estimate has risen
44% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
Building systems
Heating fuel
NATURALGAS
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.
10 311 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
2019-11-21
RPTT&RET $1,150,000 — from 85 BEDFORD OWNERS, INC. to KEARNEY, THOMAS P III; KEARNEY, SARA R
$1,150,000
2019-11-21
RPTT&RET $1,039,466 — from RASMUSSEN, ERIC to 85 BEDFORD OWNERS, INC.
$1,039,466
2019-11-14
Sold for $1,150,000
$1,150,000
$230,000
2019-11-14
Sold for $1,039,466
$1,039,466
$207,893
2011-10-11
RPTT&RET $951,000 — from 85 BEDFORD OWNERS, INC. to KEARNEY, SARA; KEARNEY, THOMAS
$951,000
2011-10-11
RPTT&RET $937,643 — from ZAUNER, ERIKA E to 85 BEDFORD OWNERS, INC.
$937,643
2009-08-13
RPTT&RET $1,606,875 — from 85 BEDFORD OWNERS, INC. to BOSNIAK, DEBRA; HOUGLAND, CURTIS R.
$1,606,875
2009-08-12
RPTT&RET $1,483,138 — from COFFEE, JAMES HUGH to 85 BEDFORD OWNERS, INC.
$1,483,138
2005-10-24
RPTT&RET $840,000 — from 85 BEDFORD OWNERS, INC. to ZAUNER, JESSICA A; ZAUNER, ERIKA A
$840,000
2005-10-19
RPTT&RET $750,801 — from GRUTMAN, ANITA DANILA to 85 BEDFORD OWNERS, INC.
$750,801
2004-08-31
RPTT $490,794 — from FARTHING, EDWARD C to 85 BEDFORD OWNERS INC
$490,794
1991-02-05
Mortgage $425,000 — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SAVINGS
$425,000
Ten-year activity
20100
2017
2018
15
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
0
2
0
1
3
2018
5
0
0
0
2
7
2019
0
1
8
4
2
15
2020
0
0
6
0
2
8
2021
0
0
1
0
2
3
2022
0
0
1
0
2
3
2023
0
0
3
0
2
5
2024
0
0
4
0
2
6
2025
0
0
4
0
3
7
2026
0
0
3
0
1
4
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2020-09-19311: Water System — Hydrant Running (WC3)
2020-09-19311: Water System — Hydrant Leaking (WC1)
2020-07-04311: Illegal Fireworks — N/A
2020-06-05Rodent inspection: Passed
2020-05-08Boiler inspection
2020-02-20311: Air Quality — Air: Odor/Fumes, Vehicle Idling (AD3)
2019
2019-12-04Bedbug filing: 0 infested units
2019-11-26Bedbug filing: 0 infested units
2019-11-21RPTT&RET $1,150,000 — from 85 BEDFORD OWNERS, INC. to KEARNEY, THOMAS P III; KEARNEY, SARA R$1,150,000
2019-11-21RPTT&RET $1,039,466 — from RASMUSSEN, ERIC to 85 BEDFORD OWNERS, INC.$1,039,466
2019-11-14Sold for $1,150,000$1,150,000
2019-11-14Sold for $1,039,466$1,039,466
2019-11-13311: Water System — Hydrant Running (WC3)
2019-09-13Boiler inspection
2019-06-21311: Water System — Hydrant Leaking (WC1)
2019-06-18311: Water System — Hydrant Leaking (WC1)
2019-05-20Rodent inspection: Passed
2019-05-20FDNY inspection (RISK)
2019-03-29311: Noise — Noise: Construction Before/After Hours (NM1)
2019-03-29311: Street Condition — Plate Condition - Noisy
2019-01-22Bedbug filing: 0 infested units
2018
2018-12-26Boiler inspection
2018-07-19Permit PL — ISSUED
2018-07-13Rodent inspection: Passed
2018-06-08Permit EW — ISSUED
2018-05-21Job filed: INTERIOR RENOVATION OF EXISTING DUPLEX APARTMENT. DRYWALL PARTITIONS, RENOVATION OF THE KITCHEN AND BATHROOM$68,000
2018-05-21Job filed: INTERIOR RENOVATION OF EXISTING DUPLEX APARTMENT. DRYWALL PARTITIONS, RENOVATION OF THE KITCHEN AND BATHROOM$68,000
2018-05-21Job filed: INTERIOR RENOVATION OF EXISTING DUPLEX APARTMENT. DRYWALL PARTITIONS, RENOVATION OF THE KITCHEN AND BATHROOM$68,000
2017
2017-10-19311: Noise - Vehicle — Engine Idling
2017-07-20Rodent inspection: Passed
2017-07-19311: Noise - Vehicle — Engine Idling
2016
2016-12-06Rodent inspection: Passed
2016-02-05Rodent inspection: Passed
2014
2014-01-07Permit PL — ISSUED
2014-01-06Permit EW — ISSUED
2014-01-06Job filed: REPLACE GAS FIRED BOILER AND REUSE EXISTING GAS BURNER. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$3,000
2013
2013-09-25311: Taxi Complaint — Driver Complaint
2012
2012-04-05Rodent inspection: Passed
2012-02-23Permit PL — ISSUED
2012-02-21Permit EW — ISSUED
2012-02-21Job filed: INTERIOR RENOVATION OF APARTMENT TO INCLUDE DEMO OF EXISTING AND CONSTRUCTION OF OF NEW PARTITIONS AND FINISHES WITH MINOR PLUMBING WORK AS SHOWN ON P$12,700
2012-02-21Job filed: INTERIOR RENOVATION OF APARTMENT TO INCLUDE DEMO OF EXISTING AND CONSTRUCTION OF OF NEW PARTITIONS AND FINISHES WITH MINOR PLUMBING WORK AS SHOWN ON P$12,700
2011
2011-11-18311: Street Condition — Plate Condition - Noisy
2011-11-18311: Street Condition — Plate Condition - Noisy
2011-10-11RPTT&RET $951,000 — from 85 BEDFORD OWNERS, INC. to KEARNEY, SARA; KEARNEY, THOMAS$951,000
2011-10-11RPTT&RET $937,643 — from ZAUNER, ERIKA E to 85 BEDFORD OWNERS, INC.$937,643
2011-05-26311: Hazardous Materials — Oil Spill On Street, Small (HQS)
2011-05-25311: Hazardous Materials — Oil Spill On Street, Large (HQL)
2010
2010-12-15Rodent inspection: Failed for Other Reason
2009-08-13RPTT&RET $1,606,875 — from 85 BEDFORD OWNERS, INC. to BOSNIAK, DEBRA; HOUGLAND, CURTIS R.$1,606,875
2009-08-12RPTT&RET $1,483,138 — from COFFEE, JAMES HUGH to 85 BEDFORD OWNERS, INC.$1,483,138
2009-05-12Permit PL — ISSUED
2008
2008-01-17RPTT&RET — from ESTATE OF JESSICA A. ZAUNER to ZAUNER, ERIKA E
2008-01-15Permit EW — ISSUED
2008-01-15Permit PL — ISSUED
2008-01-15Permit EW — ISSUED
2007
2007-11-30DOB complaint, category ?
2007-11-27Job filed: REPLACE GAS BOILER (BOILER NO. MD821151-01) AND RECONNECT TO EXISTING GAS SERVICE AND INSTALL METAL CHIMNEY LINER. NO CHANGE IN EGRESS, OCCUPANCY OR U$80,000
2007-11-27Job filed: REPLACE GAS BOILER (BOILER NO. MD821151-01) AND RECONNECT TO EXISTING GAS SERVICE AND INSTALL METAL CHIMNEY LINER. NO CHANGE IN EGRESS, OCCUPANCY OR U$80,000
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
2005
2005-10-24RPTT&RET $840,000 — from 85 BEDFORD OWNERS, INC. to ZAUNER, JESSICA A; ZAUNER, ERIKA A$840,000
2005-10-19RPTT&RET $750,801 — from GRUTMAN, ANITA DANILA to 85 BEDFORD OWNERS, INC.$750,801
2004
2004-08-31RPTT $490,794 — from FARTHING, EDWARD C to 85 BEDFORD OWNERS INC$490,794
2002
2002-01-18Permit PL — ISSUED
2001
2001-10-22Permit EW — ISSUED
2001-08-06Job filed: CUT AN OPENING BETWEEN APTS. AND INSTALL AN INTERIOR CONVENIENCE STAIR, REMOVE 3RD FLOOR KITCHEN, CAP ALL PIPIES BEHIND WALL, INSTALL WASHER/DRYER O$40,000
2001-03-16Mortgage satisfied — from 85 BEDFORD OWNERS, INC. to BANKERS FEDERAL SAVINGS FSB
2001-03-16SAGE — from DIME SAVINGS BANK OFNEW YORK
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 assigned — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SV FSB
1991-02-05Mortgage $425,000 — from 85 BEDFORD OWNERS INC to BANKERS FEDERAL SAVINGS$425,000
1990
1990-05-15Permit EQ — ISSUED
1984
1984-02-08DOB violation LANDMK:
1984-02-08DOB violation LANDMK:
1984-02-08DOB violation LANDMRK:
1984-02-08DOB violation LANDMK:
1982
1982-10-20Mortgage satisfied — from CONSUMERS'CO-OP HOUS.ETC to NATIONWIDE LF. INS.CO.
1974
1974-08-28HPD class A: SECTION 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES,
1969
1969-04-29MISC — from GREENWICH VLLG HSTRCDST
1967
1967-08-10Mortgage — from CONSUMERS CO-OPRTVEETAL to NATIONWIDE LIFE INSCO