The city's published records show little recorded distress here in the last three years. Less recorded distress than 80% 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 3.3. 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
22 service requests in the last three years. Most common: Encampment (11) · Noise (3) · Sidewalk Condition (2) · Dirty Condition (1) · Illegal Tree Damage (1) · Damaged Tree (1).
Filed construction activity
$221,572 in permitted construction work filed since
2016 (8 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 (1910)
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)
GROVE ASSOCIATES LLC
Head officer
JEANNINE W POLLACK
Managing agent
BUCHBINDER & WARREN LLC
Last registered
2025-12-05
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
$4,408,800
$1,983,960
2026
$4,703,000
$2,116,350
2027
$4,959,000
$2,231,550
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 5 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since
2017 (0 in the last three years).
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 · 100 ft straight-line (about a 1-minute walk) · station accessibility: none 23 St — 1 · 700 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: W 23 St / 8 Av — M23-SBS · 50 ft · Select Bus Service
Citi Bike
W 22 St & 8 Ave · 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.
22 311 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: $387,876 on
2015-10-20 (lender: Apple Bank For Savings). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2023-10-13
Agreement $2,008,130 — from GROVE ASSOCIATES, LLC to POPCORN & SODA ASSETS LLC; 254 WEST 23 LLC; 250 WEST 23 LLC
$2,008,130
2015-10-20
Mortgage $387,877 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$387,877
2015-10-20
Agreement $1,150,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$1,150,000
2015-10-20
AL&R $1,150,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$1,150,000
2009-04-29
Agreement $850,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$850,000
2009-04-29
Mortgage $539,973 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$539,973
2009-04-29
AL&R $850,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS
$850,000
2009-02-19
Agreement $400,000 — from GROVE ASSOCIATES, LLC to JPMORGAN CHASE BANK, N.A.
$400,000
1999-01-11
Mortgage $400,000 — from GROVE ASSOCIATES, LLC to DIME SAVINGS BANK OFNEW YORK
$400,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
27
2024
2025
2026
ConstructionHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
6
0
1
7
2018
0
2
0
2
4
2019
0
10
0
3
13
2020
0
5
0
1
6
2021
0
11
0
2
13
2022
0
11
0
3
14
2023
0
16
7
2
25
2024
13
12
0
2
27
2025
2
9
2
3
16
2026
0
3
0
2
5
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2025-04-02Job filed: Installation of party wall tie back as per plans filed herewith.$24,985
2024
2024-12-22Bedbug filing: 0 infested units
2024-12-04Permit Structural — Signed-off
2024-11-25Job filed: Installation of party wall tie back as per plans filed herewith.$24,985
2024-11-16311: Encampment — N/A
2024-11-16311: Encampment — N/A
2024-11-16311: Encampment — N/A
2024-11-16311: Homeless Person Assistance
2024-11-15311: Encampment — N/A
2024-10-24Permit Sign — Signed-off
2024-09-27Permit Protection and Mechanical Methods — Signed-off
2024-09-26Job filed: TEMPORARY ROOF / OVERHEAD PROTECTION DURING BUILDING DEMOLITION AT THE ADJOINING PROPERTY (260 WEST 23 ST), FILED SEPARATELY. ROOF / OVERHEAD PROTECTI$3,000
2024-09-18Job filed: ERECT AN ILLUMINATED SIGN ON WALL.NOT WITHIN VIEW OF ARTERIAL HIGHWAY OR PUBLIC PARK 1/2 ACRE OR MORE. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$1,989
2024-08-14311: Graffiti — Graffiti
2024-07-11Rodent inspection: Passed
2024-06-24Permit Plumbing — Permit Issued
2024-06-20Permit General Construction — Signed-off
2024-06-20Permit Mechanical Systems — Signed-off
2024-06-11Permit Construction Fence — Signed-off
2024-05-29311: Damaged Tree — Tree Leaning/Uprooted
2024-05-29311: Illegal Tree Damage — Roots Damaged
2024-05-09Boiler inspection
2024-03-26Job filed: PLUMBING WORKS$28,000
2024-03-26Job filed: PROPOSED RENOVATION AT EXISTING COMMERCIAL SPACE FOR AN EATING & DRINKING ESTABLISHMENT AT THE FIRST FLOOR LEVEL AND STORAGE AT THE CELLAR. NO CHANGE $108,628
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
2023-10-13SMIS — from THE BANK OF NEW YORK MELLON
2023-10-13SAGE — from GROVE ASSOCIATES, LLC; GROVE ASSOCIATES, LLC to 250 WEST 23 LLC; 254 WEST 23 LLC; POPCORN & SODA ASSETS LLC; 254 WEST 23 LLC; POPCORN & SO
2023-10-13CERT — from OLD REPUBLIC NATIONAL TITLE INSURANCE CO
2023-10-13SMIS — from APPLE BANK FOR SAVINGS
2023-10-13ZONE — from POPCORN & SODA ASSETS LLC
2023-10-13Agreement $2,008,130 — from GROVE ASSOCIATES, LLC to POPCORN & SODA ASSETS LLC; 254 WEST 23 LLC; 250 WEST 23 LLC$2,008,130
2023-10-13EASE — from GROVE ASSOCIATES, LLC to POPCORN & SODA ASSETS LLC; 254 WEST 23 LLC; 250 WEST 23 LLC
2023-10-11311: Dirty Condition — Trash
2023-09-12311: Homeless Person Assistance
2023-09-12311: Dirty Condition — Trash
2023-09-02311: Missed Collection — Bulky Trash
2023-09-01311: Dirty Condition — Trash
2023-09-01311: Dirty Condition — Trash
2023-09-01311: Encampment — N/A
2023-08-22311: Missed Collection — Trash
2023-08-17311: Dirty Condition — Trash
2023-08-03311: Illegal Dumping — Removal Request
2023-07-18311: Lead — Lead Kit Request (Residential) (L10)
2023-06-23Rodent inspection: Passed
2023-03-21Boiler inspection
2023-03-18311: Illegal Parking — Blocked Sidewalk
2023-03-18311: Illegal Parking — Blocked Sidewalk
2023-03-05311: Street Condition — Defective Hardware
2022
2022-12-30Bedbug filing: 0 infested units
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
2019-12-28311: Illegal Parking — Unauthorized Bus Layover
2019-12-03Bedbug filing: 0 infested units
2019-09-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-08-28Rodent inspection: Passed
2019-08-07311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2019-07-31311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2019-07-12311: Homeless Person Assistance — N/A
2019-05-28311: Homeless Person Assistance
2019-02-21Boiler inspection
2019-02-21Rodent inspection: Passed
2019-02-14311: Food Poisoning — 1 or 2
2019-01-22311: Graffiti — Graffiti
2019-01-14Bedbug filing: 0 infested units
2018
2018-10-10HPD 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
2012-06-21Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2012-06-21Job filed: PROPOSED INSTALLATION OF PIPE SCAFFOLD FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION.
2012-05-18Permit EQ — ISSUED
2012-05-16Job filed: PROPOSED INSTALLATION OF HEAVY DUTY SIDEWALK SHED FILED FOR REMEDIAL REPAIRS AS PER PLANS. NO CHANGE IN USE OCCUPANCY OR EGRESS UNDER THIS APPLICATION
2012-01-20311: Food Poisoning — 1 or 2
2011
2011-12-10311: Water System — Other Water Problem (Use Comments) (WZZ)
2011-11-27311: Noise Survey — People Created Noise
2011-09-20311: Street Condition — Pothole
2011-09-10311: Street Condition — Rough, Pitted or Cracked Roads
2011-08-24311: HEATING — HEAT
2011-08-24311: HEATING — HEAT
2011-08-24Tenant complaint: HEATING — HEAT RELATED
2011-08-24Tenant complaint: HEATING — HEAT RELATED
2009-10-13Job filed: ANSUL SYSTEM FOR COMMERCIAL COOKING HOOD. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$2,000
2009-09-17Permit EW — ISSUED
2009-06-17Permit PL — RE-ISSUED
2009-06-01Permit EW — ISSUED
2009-06-01Permit EW — ISSUED
2009-06-01Permit EQ — ISSUED
2009-05-28Job filed: EXISTING BURRITOVILLE RESTAURANT TO BE CONVERTED TO NEW RESTAURANT WITH NEW OWNERSHIP. ALTERATION TO EXISTING PLUMBING, PARTITIONS AND STOREFRONT. NEW$43,000
2009-04-29Agreement $850,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS$850,000
2009-04-29Mortgage $539,973 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS$539,973
2009-04-29AL&R $850,000 — from GROVE ASSOCIATES, LLC to APPLE BANK FOR SAVINGS$850,000
2009-04-29Mortgage assigned — from JPMORGAN CHASE BANK, NATIONAL ASSOCIATIO to APPLE BANK FOR SAVINGS
2009-04-29TL&R — from JPMORGAN CHASE BANK, NATIONAL ASSOCIATIO
2009-02-19Agreement $400,000 — from GROVE ASSOCIATES, LLC to JPMORGAN CHASE BANK, N.A.$400,000
2008
2008-11-19ECB CLASS - 3 violation: B354 32A.15.50A 50A CHECK VALVE ON COLD WATER FEED LINE MISSING
2008-03-03Tenant complaint: HEATING — HEAT RELATED
2008-01-26Tenant complaint: HEATING — HEAT RELATED
2008-01-10DOB violation P:
2007
2007-11-29DOB complaint, category ?
2007-09-20Permit PL — ISSUED
2007-08-30Permit AL — ISSUED
2007-06-28Job filed: A1$6,000
2006
2006-11-08DOB complaint, category ?
2001
2001-08-27Permit EW — ISSUED
2001-08-27Permit PL — ISSUED
2001-07-27Job filed: REPLACE GAS BOILER WITH A WEIL MCLAIN EGH105 GAS BOILER 450,000 BTU MEA#160-75E AND AND 2 A.O. SMITH PGC75 HOT WATER HEATERS 75 GALLON EACH 75,000 BTU$11,000
2001-07-27Job filed: REPLACE GAS BOILER WITH A WEIL MCLAIN EGH105 GAS BOILER 450,000 BTU MEA#160-75E AND AND 2 A.O. SMITH PGC75 HOT WATER HEATERS 75 GALLON EACH 75,000 BTU$11,000
1999
1999-05-25Permit PL — ISSUED
1999-05-07Permit EW — ISSUED
1999-05-07Permit EW — ISSUED
1999-02-22Deed — from GROVE ASSOCIATES to GROVE ASSOCIATES, LLC A NY LTD. LIAB. CO
1999-01-11Mortgage $400,000 — from GROVE ASSOCIATES, LLC to DIME SAVINGS BANK OFNEW YORK$400,000
1999-01-11Mortgage assigned — from GROVE ASSOCIATES, LLC to DIME SAVINGS BANK OFNEW YORK
1995
1995-04-10Mortgage satisfied — from AMANUENSIS LTD. to WOODSIDE SAVINGS LOAN ASSSOCATION
1993
1993-12-16Permit PL — ISSUED
1993-12-03Permit EW — ISSUED
1970
1970-04-02Deed — from AMANUENSIS LTD to GROVE ASSOCIATES
1969
1969-03-27Mortgage — from AMANUENSIS LTD to WOODSIDE S/LA
1969-02-27Deed — from JULIUS, THETIS; PAPADATOS, THETI FKA; PAPADATOS, THALIA; PAPADATOS, EFTHALIAAKA to AMANUENSIS LTD
1966
1966-11-18Deed — from PAPADATOS, EVANGELOSG to PAPADATOS, THETIS J; PAPADATOS, EFTHALIA