The city's published records show little recorded distress here in the last three years. Less recorded distress than 100% 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 0. In ZIP 10011, 68% 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
No current HPD flags in the latest weekly snapshot: no open violations, no
pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
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
9 service requests in the last three years. Most common: Noise (6) · Sidewalk Condition (1) · Root/Sewer/Sidewalk Condition (1) · Illegal Parking (1).
Filed construction activity
$77,000 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 (1900)
Yes
Six or more residential units (6)
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)
JEFFREY PRESTON; MAGDALENA KOSZ
Managing agent
AJ CLARKE RE CORP
Last registered
2026-07-17
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
$2,418,000
$1,088,100
2026
$2,902,000
$1,305,900
2027
$3,482,000
$1,566,900
The city's market estimate has risen
44% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 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
23 St — C E · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none 14 St — A C E L · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 9 Av / W 23 St — M11 · 400 ft
Citi Bike
9 Ave & W 22 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.
9 311 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: $8,775,000 on
2014-07-23 (lender: First Republic Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2018-03-09
Agreement $3,434,190 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK
$3,434,190
2018-03-09
Agreement $3,434,190 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK
$3,434,190
2014-07-23
Deed $13,500,000 — from SIDESTREETS RE CORP to PRESTON, JEFFREY; ANGELILLI, LAUREN
$13,500,000
2014-07-23
Mortgage $8,775,000 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK
$8,775,000
2014-07-23
AL&R $8,775,000 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK
$8,775,000
2008-08-12
AL&R $220,000 — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING, INC.
$220,000
2008-08-12
Mortgage $220,000 — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING, INC.
$220,000
1990-07-27
Mortgage $148,314 — from RAFFO, EILEEN to RAFFO, LENA; RAFF, VICTOR
$148,314
Ten-year activity
20100
2017
2018
2019
2020
2021
2022
2023
13
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
4
1
0
2
1
8
2018
1
0
0
8
1
10
2019
0
0
2
0
1
3
2020
0
0
5
1
1
7
2021
0
0
8
0
1
9
2022
3
0
4
0
1
8
2023
3
0
3
0
1
7
2024
1
0
8
2
2
13
2025
0
0
2
0
1
3
2026
0
1
2
0
2
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2024-04-25Mortgage assigned — from JPMORGAN CHASE BANK, N.A.; FEDERAL DEPOSIT INSURANCE CORPORATION; FIRST REPUBLIC BANK, SAN to JPMORGAN CHASE BANK, NATIONAL ASSOCIATIO
2024-04-25Mortgage assigned — from FIRST REPUBLIC BANK, SAN FRANCISCO, CA; FEDERAL DEPOSIT INSURANCE CORPORATION; JPMORGAN CH to JPMORGAN CHASE BANK, NATIONAL ASSOCIATIO
2024-01-22Permit General Construction — Signed-off
2023
2023-12-27Bedbug filing: 0 infested units
2023-12-18Boiler inspection
2023-11-07311: Noise — Noise: lawn care equipment (NCL)
2023-09-06Permit General Construction — Signed-off
2023-06-14Permit General Construction — Signed-off
2023-03-06311: Noise - Helicopter — Other
2023-02-06Permit General Construction — Signed-off
2022
2022-12-21Bedbug filing: 0 infested units
2022-12-21311: Noise - Helicopter — Other
2022-09-27Permit General Construction — Signed-off
2022-09-12Boiler inspection
2022-07-06Permit General Construction — Signed-off
2022-06-07Job filed: MERGING APARTMENTS 2A AND 2B INTO ONE APARTMENT AND RENOVATING THE APARTMENT UNIT. REMOVING THE EXISTING DEFUNCT OIL TANK IN THE CELLAR. NO CHANGE IN $75,000
2022-03-27311: Noise - Helicopter — Other
2022-01-24Bedbug filing: 0 infested units
2021
2021-12-15311: Noise - Helicopter — Other
2021-12-04311: Noise - Helicopter — Other
2021-11-08311: Lead — Lead Kit Request (Residential) (L10)
2021-10-23311: Noise - Helicopter — Other
2021-09-29311: Noise - Helicopter — Other
2021-09-04311: Noise - Helicopter — Other
2021-06-21311: Noise - Helicopter — Other
2021-05-12Boiler inspection
2021-03-06311: Noise - Helicopter — Other
2020
2020-12-30Bedbug filing: 0 infested units
2020-07-30EASE — from PRESTON, JEFFREY; ANGELILLI, LAUREN to ANGELILLI, LAUREN; PRESTON, JEFFREY
2020-06-16Boiler inspection
2020-04-22311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-04-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-04-14311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-03-09TL&R — from ANGELILLI, LAUREN; PRESTON, JEFFREY to FIRST REPUBLIC BANK
2018-03-09Agreement $3,434,190 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK$3,434,190
2018-03-09Agreement $3,434,190 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK$3,434,190
2018-03-09Deed — from PRESTON, JEFFREY; ANGELILLI, LAUREN to PRESTON, JEFFREY; ANGELILLI, LAUREN
2018-03-09PAT — from ANGELILLI, LAUREN to MILLER, RYAN O
2018-03-09PAT — from PRESTON, JEFFREY to MILLER, RYAN O
2018-03-09AALR — from ANGELILLI, LAUREN; PRESTON, JEFFREY to FIRST REPUBLIC BANK
2018-02-05Certificate of occupancy Final
2018-01-16Deed transfer (nominal price)
2017
2017-12-27Boiler inspection
2017-12-14Certificate of occupancy Temporary
2017-06-02ZONE — from PRESTON, JEFFREY; ANGELILLI, LAUREN
2017-06-02CERT — from KENSINGTON VANGUARD NATIONAL LAND SERVIC
2017-05-23Job filed: ALT. 1 FILED TO SUBDIVIDE THE EXISTING TAX LOT INTO TWO (LOT 64 & 62) AND BOTH LOT WILL REMAIN UNDER ONE ZONING LOT. NO CHANGE OF USE, EGRESS AND $1,000
2017-05-23Job filed: ALT. 1 FILED TO SUBDIVIDE THE EXISTING TAX LOT INTO TWO (LOT 64 & 62) AND BOTH LOT WILL REMAIN UNDER ONE ZONING LOT. NO CHANGE OF USE, EGRESS AND $1,000
2017-05-19Job filed: SUBDIVIDE EXISTING LOT 64 INTO TWO TAX LOTS; 62 & 64 (BOTH TAX LOTS REMAINS UNDER ONE ZONING LOT). NO CHANGE OF USE, EGRESS AND OCCUPANCY.
2017-02-24DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT
2016
2016-11-23HPD 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
2016-05-09311: Noise — Noise: Jack Hammering (NC2)
2016-01-12DOB violation E:
2015
2015-10-16HPD 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
2015-10-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2014 INSPECTION REPORT
2015-06-12Permit PL — ISSUED
2015-04-22Permit EW — ISSUED
2015-03-02HPD 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
2015-02-24DOB complaint, category ?
2014
2014-12-23Permit PL — ISSUED
2014-12-03Permit EW — ISSUED
2014-10-21Job filed: INTERIOR RENOVATION OF APARTMENT 4B. NO CHANGE IN EGRESS, USE OR OCCUPANCY INVOLVED UNDER THIS APPLICATION$30,000
2014-07-23Deed $13,500,000 — from SIDESTREETS RE CORP to PRESTON, JEFFREY; ANGELILLI, LAUREN$13,500,000
2014-07-23Mortgage $8,775,000 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK$8,775,000
2014-07-23AL&R $8,775,000 — from PRESTON, JEFFREY; ANGELILLI, LAUREN to FIRST REPUBLIC BANK$8,775,000
2014-06-28FDNY inspection (RISK)
2012
2012-10-09Mortgage satisfied — from RAFFO, LENA; RAFFO, VICTOR to RAFFO, EILEEN
2010
2010-09-03Mortgage satisfied — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING , INC
2010-09-03TL&R — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING , INC
2010-03-16311: Water System — Leak (Use Comments) (WA2)
2008
2008-08-12AL&R $220,000 — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING, INC.$220,000
2008-08-12Mortgage $220,000 — from RAFFO, EILEEN to GREENPOINT MORTGAGE FUNDING, INC.$220,000
2008-03-21DOB violation LL1081:
2007
2007-11-27DOB violation E:
2006
2006-09-19DOB violation E:
2005
2005-12-13DOB violation E:
2005-11-29DEEDO — from RAFFO, EILEEN to SIDESTREETS R E CORP.
2002
2002-10-03DOB complaint, category ?
2002-08-20SAGE — from LANDMARKS PRESERVATION COMMISSION
1999
1999-03-16DOB violation LL6291:
1997
1997-03-24Mortgage satisfied — from RAFFO, EILEEN; RICHARDSON, GEORGE to CHERNOWITZ, ALEXANDER; CHERNOWITZ, ROSE TRUSTEE; COHEN, DANIEL A. TRUSTEE
1995
1995-02-02ECB Non-Hazardous violation: WORK WITHOUT PERMIT. ERECTED FLOOR DECK ON REAR TERRACE OF APT 3B WITHOUT BUILDING DEPT PERMISSION AND WITHOUT FILLING PLANS O
1995-02-01DOB complaint, category ?
1995-01-27DOB complaint, category ?
1990
1990-07-27PAT — from RAFFO, EILEEN to RAFFO, VICTOR
1990-07-27Mortgage $148,314 — from RAFFO, EILEEN to RAFFO, LENA; RAFF, VICTOR$148,314
1988
1988-10-11Mortgage assigned — from COHEN, DANIEL A. TRST; CHERNOWITZ, ALEXANDER B/ to RAFFO, LENA; RAFFO, VICTOR
1988-10-11Mortgage assigned — from CHERNOWTIZ, ALEXANDER; CHERNOWITZ, ROSE M. to RAFFO, LENA; RAFFO, VICTOR
1984
1984-10-24DOB violation LANDMK:
1984-10-24DOB violation LANDMRK:
1979
1979-05-23Deed — from RICHARDSON, GEORGE to RAFFO, EILEEN
1978
1978-08-16Deed — from CHERNOWITZ, ALEXANDER; COHEN, DANIEL A TR; CHERNOWITZ, ROSE M to RAFFO, EILEEN; RICHARDSON, GEORGE
1978-08-16Mortgage — from RAFFO, EILEEN; RICHARDSON, GEORGE to CHERNOWITZ, ROSE M; COHEN, DANIEL A TR; CHERNOWITZ, ALEXANDER
1978-08-16Agreement — from CHERNOWITZ, ROSE M to COHEN, DANIEL A
1972
1972-08-21Deed — from CHERNOWITZ, ROSE M to COHEN, DANIEL A TR
1972-08-17Deed — from ROSAUL RLTY CORP to CHERNOWITZ, ROSE M
1970
1970-09-24LDMK — from CHELSEA HISTORIC DISTRICT
1970-09-21Mortgage assigned — from MITCHELL, JAY B; MITCHELL, MELVIN S to ENSEN, JOHN; CHERNOW, ESTELLE; WEINTRAUB, MARTHA; MINDRICH, ANNE
1969
1969-12-19Deed — from ROSAUL, CHELSEA CORP to ROSAUL REALTY CORP