A modest record — below the level that usually signals systemic problems. More recorded distress than 85% 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 12.5. In ZIP 10011, 68% 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
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
7 service requests in the last three years. Most common: Consumer Complaint (2) · Food Establishment (2) · Food Poisoning (1) · Missed Collection (1) · Illegal Parking (1).
Filed construction activity
$10,800 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 (1901)
No
Six or more residential units (4)
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)
165 WEST 23 LLC
Head officer
Victor Lee
Managing agent
JVL Property Management
Last registered
2025-09-15
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
$3,360,000
$1,512,000
2026
$2,677,000
$1,204,650
2027
$2,739,000
$1,232,550
The city's market estimate has fallen
18% 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) 2 Food Establishment complaints to 311 at this address in the last three years (most often: Food Spoiled) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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 — 1 · 100 ft straight-line (about a 1-minute walk) · station accessibility: none 23 St — F M · 650 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: W 23 St / 7 Av — M23-SBS · 150 ft · Select Bus Service
Citi Bike
W 24 St & 7 Ave · 300 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.
7 311 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: $8,000,000 on
2015-08-13 (lender: Ctbc Bank Corp.(usa)). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-07-20
Agreement $4,900,000 — from 165 WEST 23 LLC to CATHAY BANK
$4,900,000
2017-11-03
AL&R $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)
$8,000,000
2017-11-03
Agreement $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)
$8,000,000
2015-08-13
Mortgage $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)
$8,000,000
2015-08-13
Deed $11,995,000 — from SAKSIT REALTY CORP. to 165 WEST 23 LLC
$11,995,000
2014-09-18
Agreement $1,333,333 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLIC COMPANY LIMITED, NY
$1,333,333
2009-08-05
Mortgage $2,000,000 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLIC COMPANY LIMITED
$2,000,000
2002-04-16
Mortgage $1,500,000 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLICCOMPANY LIMTIED
$1,500,000
Ten-year activity
20100
2017
2018
2019
2020
2021
19
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
1
2
1
4
2018
2
1
0
0
1
4
2019
0
1
1
0
7
9
2020
0
0
4
0
2
6
2021
1
0
7
0
2
10
2022
0
1
12
3
3
19
2023
0
8
3
0
3
14
2024
0
0
4
0
2
6
2025
0
0
2
0
3
5
2026
0
0
5
0
4
9
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Restaurant inspection: EXCELLENT DUMPLING HOUSE — grade Z
2026-07-16
Restaurant inspection: EXCELLENT DUMPLING HOUSE · mice evidence
2026-07-14
Bedbug filing: 0 infested units
2026-06-02
311: Illegal Parking — Parking Permit Improper Use
2026-05-27
Rodent inspection: Passed
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
2025-12-03
Boiler inspection
The full timeline
2026
2026-08-11Boiler inspection
2026-08-07311: Food Establishment — Food Spoiled
2026-08-07311: Food Establishment — Food Spoiled
2026-07-27Restaurant inspection: EXCELLENT DUMPLING HOUSE — grade Z
2026-07-16Restaurant inspection: EXCELLENT DUMPLING HOUSE · mice evidence
2026-07-14Bedbug filing: 0 infested units
2026-06-02311: Illegal Parking — Parking Permit Improper Use
2026-05-27Rodent inspection: Passed
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
2025
2025-12-03Boiler inspection
2025-09-09Restaurant inspection: EXCELLENT DUMPLING HOUSE
2025-06-18Rodent inspection: Passed
2025-03-16311: Consumer Complaint — Restaurant
2025-03-16311: Consumer Complaint — Third-Party Food Delivery Service
2024
2024-12-30Bedbug filing: 0 infested units
2024-08-22311: Missed Collection — Trash
2024-07-26Boiler inspection
2024-07-12Rodent inspection: Passed
2024-05-09Eviction executed
2024-02-21311: Food Poisoning — 1 or 2
2023
2023-12-13Bedbug filing: 0 infested units
2023-10-04Restaurant inspection: EXCELLENT DUMPLING HOUSE — grade A
2023-07-06ECB CLASS - 2 violation: WORK WITHOUT A PERMIT. WORK NOTED AT 2ND FL SPA: ERECTED FULL HEIGHT PARTITIONS TO CREATE 8 MASSAGE ROOMS AND 2 3PC BATHS (WATER A$1,250
2023-07-06ECB CLASS - 2 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY DOB RECORDS. ILLEGAL OCCUPANCY NOTED AT 2ND FL: 2ND FL ILLEGALLY OCCUPIED AS AN UNLICENSED P$1,250
2023-07-06ECB CLASS - 2 violation: ILLEGAL USE IN A COMMERCIAL DISTRICT. UNLICENSED PHYSICAL TREATMENT ESTABLISHMENT A PROHIBITED USE PER ZR 12-10 ON THE 2ND FLOOR W$1,250
2023-07-06ECB CLASS - 1 violation: FAILURE TO PROVIDE UNOBSTRUCTED EXIT PASSAGEWAY. 2ND FL, REAR STAIRCASE OBSTRUCTED WITH TOOLS, FURNISHES AND OTHER MISC OBJECTS. R$1,250
2023-06-26Rodent inspection: Passed
2023-06-24311: Special Projects Inspection Team (SPIT) — Adult Establishment
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
2019-11-08DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2017 INSPECTION REPORT
2019-10-24Rodent inspection: Failed for Rat Activity
2019-08-28Rodent inspection: Failed for Rat Activity
2019-02-25Rodent inspection: Passed
2018
2018-11-20Permit Antenna — Signed-off
2018-05-16Rodent inspection: Passed
2018-04-06DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT
2018-02-26Job filed: MODIFICATION TO EXISTING AT&T TELECOMMUNICATIONS SITE. REPLACE ANTENNAS WITH RELATED RRH UNITS AND INSTALL RRH UNITS ON ROOF. ALL IN CONFORMANCE WITH $6,400
2017
2017-12-06311: Food Poisoning — 1 or 2
2017-11-03AL&R $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)$8,000,000
2017-11-03Agreement $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)$8,000,000
2016-02-25311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016-02-11311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2016-02-10Job filed: MODIFICATION TO EXISTING TELECOMMUNICATIONS SITE. REPLACE ANTENNAS ON ROOF. ALL IN CONFORMANCE WITH TPPN 5/98. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$2,200
2016-02-10Job filed: MODIFICATION TO EXISTING TELECOMMUNICATIONS SITE. REPLACE ANTENNAS ON ROOF. ALL IN CONFORMANCE WITH TPPN 5/98. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$2,200
2015-10-02HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2015-08-13Mortgage $8,000,000 — from 165 WEST 23 LLC to CTBC BANK CORP.(USA)$8,000,000
2015-08-13Deed $11,995,000 — from SAKSIT REALTY CORP. to 165 WEST 23 LLC$11,995,000
2015-08-06Permit AL — ISSUED
2015-06-09Job filed: MODIFICATION TO EXISTING TELECOMMUNICATIONS SITE. REPLACEMENT OF ANTENNAS WITH RELATED RRH UNITS ON THE ROOF. ALL IN CONFORMANCE WITH TPPN 5/98. NO CH$2,200
2015-02-03HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2014-10-03PREL — from BANGKOK BANK PUBLIC COMPANY LIMITED, NY to SAKSIT REALTY CORP.
2014-09-18Agreement $1,333,333 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLIC COMPANY LIMITED, NY $1,333,333
2014-09-11Mortgage satisfied — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLIC COMPANY LIMITED, NY
2014-04-18311: Street Condition — Cave-in
2014-01-15DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2014-01-15DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2013
2013-09-24Permit EW — ISSUED
2013-09-19Job filed: FILING OF BL WORK TYPE IN CONJUNCTION WITH ALT1#103218108. THE BOILER WILL BE USED FOR RESIDENTIAL ONLY. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$9,800
2013-09-19Job filed: FILING OF BL WORK TYPE IN CONJUNCTION WITH ALT1#103218108. THE BOILER WILL BE USED FOR RESIDENTIAL ONLY. NO CHANGE IN USE, EGRESS, AND OCCUPANCY.$9,800
2013-08-27ECB CLASS - 1 violation: OPERATION OF A PLACE OF ASSEMBLY W/O A CURRENT C OF O (PA LICENSE).NOTE:PONG SRI,THAI-STYLE EATING & DRINKING ESTABLISHMENT LOCATE$1,600
2013-08-27ECB CLASS - 2 violation: FAILURE TO COMPLY W/THE COMMISSIONER'S ORDER TO FILE A C/C W/THE DOB FOR NOV #35004568Z ISSUED ON 4.3.13 PURSUANT TO 28-204.4 & 1$800
2013-06-18Permit AL — ISSUED
2013-05-13Permit AL — ISSUED
2013-05-01Job filed: PA
2013-04-24311: Food Establishment — Letter Grading
2013-04-03311: Building/Use — No Certificate Of Occupancy/Illegal/Contrary To CO
2013-04-03ECB CLASS - 1 violation: OPERATION OF PLACE OF ASSEMBLY W/O A CURRENT C OF O. NOTED (PONG SRI) THAI STYLE EATING & DRINKING ESTABLISHMENT ON 2ND & 1ST FL C$1,600
2013-04-03ECB CLASS - 2 violation: ALTERED BLDG OCCUPIED W/O A VALID C OF O BLDG 1-5 FLOORS CURRENTLY OCCUPIED AS 1 & 2 BASE OCCUPIED AS EATING & DRINKING ESTABLISHM$2,500
2013-04-03DOB complaint, category ?
2013-03-06Permit AL — ISSUED
2013-02-15311: Street Condition — Cave-in
2012
2012-12-10DOB complaint, category ?
2012-08-30Job filed: INSTALLATION OF ADDITIONAL TELECOM CABINET ON EXSTG DUNNAGE ON ROOF. INSTALLAT ION OF RELATED ANTENNAS ON ROOF; ALL WORK IN COMPLIANCE WITH TPPN 5/98.$25,000
2010-06-18Job filed: INSTALLATION OF ADDITIONAL TELECOMMUNICATIONS CABINETS ON EXISTING DUNNAGE ON ROOF. INITIAL INSTALLATION APPROVED UNDER APPLICATION #103122265. ALL WO$40,000
2010-06-18Job filed: INSTALLATION OF ADDITIONAL TELECOMMUNICATIONS CABINETS ON EXISTING DUNNAGE ON ROOF. INITIAL INSTALLATION APPROVED UNDER APPLICATION #103122265. ALL WO$40,000
2010-05-26Rodent inspection: Passed
2009
2009-08-20Permit PL — ISSUED
2009-08-05Mortgage $2,000,000 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLIC COMPANY LIMITED$2,000,000
2007
2007-01-19DOB violation LL6291:
2006
2006-10-17Job filed: PONGFRI THAI RESTAURANT
2006-04-10Job filed: Installation of HVAC system per plan, obtain equipment use permits. No change to use, occupancy or egress.$103,750
2006-04-10Permit EW — ISSUED
2006-01-06DOB violation LL6291:
2005
2005-01-31DOB violation LL6291:
2005-01-14Permit SG — ISSUED
2004
2004-08-04Job filed: Install ansul system for the kitchen, work in conjunction with job #103218108. No change the use, egress and occupancy.$4,000
2004-08-04Job filed: Install ansul system for the kitchen, work in conjunction with job #103218108. No change the use, egress and occupancy.$4,000
2004-08-04Permit EW — ISSUED
2004-07-26Permit PL — ISSUED
2004-03-25Permit PL — ISSUED
2004-03-25Permit EQ — ISSUED
2004-03-25Permit AL — ISSUED
2004-03-05Permit EW — ISSUED
2004-02-13DOB violation LL6291:
2004-02-09Job filed: Install sprinkler system, not off domestic. Work in conjunction with job #103218108. No change the use, egress and occupancy.$20,000
2003
2003-11-28Job filed: PA
2003-05-16Permit EW — ISSUED
2003-05-14Permit EQ — ISSUED
2003-05-09Job filed: Proposed to add sidewalk shed to this application in connection work being performed. No Changes to uses, egress or occupancy.
2003-05-08ECB Non-Hazardous violation: FAILURE TO OBTAIN A PERMIT FOR TEMPORARY CONSTRUCTION PERMIT NOT OBTAINED FOR SIDEWALK SHED. REMEDY : OBTAIN A PERMIT.
2003-05-02DOB complaint, category ?
2003-04-29Permit AL — ISSUED
2003-04-16Job filed: Furnish and install masonry stucco at part front and part left side of building. Replace roofing down to roof deck. No changes to uses, egress or oc$30,000
2003-03-19DOB violation LL6291:
2003-01-16ZONE — from SAKSIT REALTY CORP
2002
2002-09-16Job filed: TO EXTEND CELLAR AT REAR OF BUILDING AND EXCAVATE 12 INCHES IN EXISTING CELLAR SPACE. NO CHANGE IN USE,EGRESS OR OCCUPANCY UNDER THIS APPLICATION.$58,000
2002-09-16Job filed: TO EXTEND CELLAR AT REAR OF BUILDING AND EXCAVATE 12 INCHES IN EXISTING CELLAR SPACE. NO CHANGE IN USE,EGRESS OR OCCUPANCY UNDER THIS APPLICATION.$58,000
2002-07-24Job filed: Install new extension on second floor. Install new stair at rear of building from cellar to 4th floor. Install fixtures and partitions for building. O$100,000
2002-07-17Job filed: DEMOLISHE INTERIOR NON-BEARING PARTITION S AND REMOVE FRONT AND REAR FIRE ESCAPE FROM CELLAR TO FIFTH FLOOR. NO CHANGE IN USE GROUP, OCCUPANCY AND CAP$25,000
2002-04-18Permit EW — ISSUED
2002-04-16Deed — from 165 WEST 23RD STREETREALTY CORP. to SAKSIT REALTY CORP.
2002-04-16Mortgage $1,500,000 — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLICCOMPANY LIMTIED$1,500,000
2002-04-16Mortgage assigned — from SAKSIT REALTY CORP. to BANGKOK BANK PUBLICCOMPANY LIMITED
2002-03-25Job filed: INSTALLATION OF TELECOMMUNICATIONS CABIN ETS WITH RELATED DUNNAGE ON ROO . ANTENNAS ON FACADE. ALL WORK IN COMPLI ANCE WITH TPPN #5/98. NO CHANGE IN $25,000
1999
1999-02-22Permit EW — ISSUED
1999-02-18Permit EW — ISSUED
1999-02-18Permit EW — ISSUED
1991
1991-05-07HPD class B: D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE BOILER ROOM CELLAR.
1991-05-07HPD class A: § 27-2048 ADM CODE PAINT OR POST A SIGN INDICATING FLOORS ON WALLS AT OR NEAR STAIRS ALL STYS PUBLIC HALLS.
1987
1987-06-30Mortgage satisfied — from MCGUIRE, JOAN to MIRIBEL ESTATE INC
1979
1979-12-21Mortgage assigned — from MIRIBEL ESTATES INC to HIRSCH, BELLE
1978
1978-06-16CERT — from MIRIBEL ESTATES INC
1978-06-16Deed — from PALAZZO, JACQUELINE to 165 W 23RD ST REALTY
1978-04-26Deed — from MC GUIRE, JOAN to PALAZZO, JACQUELINE
1977
1977-05-04Deed — from MIRIBEL ESTATES INC to MC GUIRE, JOAN
1977-05-04Mortgage — from MC GUIRE, JOAN to MIRIBEL ESTATES INC
1975
1975-11-06Deed — from RIVEREDGE PROP INC ETAL; BRAUNSTEIN, NOAH to MIRIBEL ESTATES INC
1972
1972-02-24Mortgage assigned — from GORDON, GEORGE to MIRIBEL ESTATES INC
1972-02-10Mortgage assigned — from APOSTOLE, MARY to GORDON, GEORGE
1969
1969-10-14Mortgage — from RIVEREDGE PROPERTIESINC to PHOSTOLE, MINI; APOSTOLE, MARY
1969-10-14Deed — from PHOSTOLE, MINI; APOSTOLE, MARY to RIVEREDGE PROPERTIESINC
1969-08-22Deed — from GLASSMAN REALTY CO INC to PHOSTOLE, MARY; PHOSTOLE, MINI