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 10010, 74% 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
Open HPD violations
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2017-06-05.
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
21 service requests in the last three years. Most common: For Hire Vehicle Complaint (10) · Homeless Person Assistance (3) · Noise (1) · Water System (1) · Dead Animal (1) · Illegal Parking (1).
Filed construction activity
$72,500 in permitted construction work filed since
2016 (2 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 (16)
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)
THIRD & 25 LLC
Head officer
MATTHEW GAIER
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
$3,109,000
$1,399,050
2026
$3,580,000
$1,611,000
2027
$4,646,000
$2,090,700
The city's market estimate has risen
49% between tax years 2025 and 2027.
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.
21 311 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.
2022-10-25Permit Mechanical Systems — Permit Issued
2022-10-05311: Drinking — In Public
2022-10-05Job filed: INSTALL NEW CHIMNEY LINER AND DRAFT INDUCER AS PER PLANS. NO CHANGE TO USE OCCUPANCY OR EGRESS.$67,500
2022-06-27311: For Hire Vehicle Complaint — Driver Complaint - Non Passenger
2022-06-16311: Noise — Noise: Construction Equipment (NC1)
2022-06-07Boiler inspection
2022-05-19311: Adopt-A-Basket — Adopt-A-Basket
2022-04-23Permit Sidewalk Shed — Signed-off
2022-04-22Job filed: INSTALLATION OF 300PSF SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF THE 2014 CODE NO CHANGE IN USE, EGRESS OR OCCUPANCY$5,000
2019-10-30311: Noise — Noise: Construction Before/After Hours (NM1)
2019-10-16311: Noise — Noise: Construction Before/After Hours (NM1)
2019-10-15311: Noise — Noise: Construction Before/After Hours (NM1)
2019-07-10311: Noise — Noise: Construction Before/After Hours (NM1)
2019-05-17HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2019-03-09311: Noise — Noise: Construction Before/After Hours (NM1)
2019-01-22Bedbug filing: 0 infested units
2019-01-09311: Water System — Leak (Use Comments) (WA2)
2018
2018-12-10311: Water System — Excessive Water In Basement (WEFB)
2018-11-14311: Water System — Hydrant Leaking (WC1)
2018-11-06311: Water System — Leak (Use Comments) (WA2)
2018-10-17Rodent inspection: Passed
2018-10-03311: Water System — Hydrant Running (WC3)
2018-09-20311: Noise — Noise: Construction Before/After Hours (NM1)
2018-05-30311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2018-05-17Boiler inspection
2018-05-04Boiler inspection — defects found
2018-03-08HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2018-03-08HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2018-01-11Rodent inspection: Passed
2017
2017-12-29311: Illegal Parking — Blocked Hydrant
2017-06-05HPD class A: § 27-2045 ADM CODE POST A PROPER NOTICE OF SMOKE DETECTOR REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, AT OR NEAR THE MAIL BOX AT P
2017-06-05HPD class C: § 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO H
2017-06-05HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2017-06-05HPD class A: § 27-2053 ADM CODE POST SIGN ON WALL OF ENTRANCE STORY BEARING NAME, ADDRESS INCLUDING APARTMENT NUMBER IF ANY, AND TELEPHONE NUMBER OF SUPE
2017-06-05HPD class A: § 27-2005 HMC: POST, IN A FORM APPROVED BY THE COMMISSIONER, AND MAINTAIN A NOTICE IN A COMMON AREA OF THE BUILDING REGARDING THE PROCEDURES
2017-06-05HPD class A: § 27-2046.1 HMC: POST A PROPER NOTICE OF CARBON MONOXIDE DETECTING DEVICE REQUIREMENTS, IN A FORM APPROVED BY THE COMMISSIONER, IN A COMMON
2015-03-25HPD class A: § 26-1103 ADMIN. CODE: POST AND MAINTAIN A PROPER NOTICE ON WALL OF THE ENTRANCE STORY IN ENGLISH AND SPANISH ON THE AVAILABILITY OF THE AGE
2015-03-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC WALL TILES. IN THE BATHROOM LOCATED AT APT 4D
2015-03-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAIN ENAMEL GLAZE AT BATHTUB. IN THE BATHROOM LO
2015-03-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE HARDWOOD FLOOR. IN THE PRIVATE HALLWAY LOCATED AT APT
2015-03-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE BASEBOARD. IN THE KITCHEN LOCATED AT APT 4D, 4th STORY, 2nd APARTMENT FROM
2015-03-25HPD class B: SECTION 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 4D, 4th STORY, 2nd APARTMENT FROM
2015-03-25HPD class B: SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE HARDWOOD FLOOR. IN THE KITCHEN LOCATED AT APT 4D, 4th
2011-02-02Job filed: REPLACE BOILER AND GAS BURNER (NYC BOILER # MD45137-01).$15,000
2010
2010-10-19ECB CLASS - 2 violation: B254,15,48A,50,50A-H.(50)DEBRIS IN BOILER ROOM & ON TOP OF BOILER.(50A)SUMP PUMP REAR OF BOILER DEFECTIVE.(50B)WASTE PIPE LEAKING
2010-08-16Rodent inspection: Passed
2010-01-24311: Noise — Noise, Barking Dog (NR5)
2010-01-07311: Noise — Noise, Barking Dog (NR5)
2009
2009-12-31DOB violation LBLVIO:
2009-06-05Permit SG — ISSUED
2009-05-27Permit EW — ISSUED
2009-05-27Job filed: INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM ON FIRST FLOOR. THIS JOB IS CONJUNCTION WITH ALT-2 APPLICATION # 110472426. NO CHANGE IN USE, OCCUPANCY AN$3,000
2009-05-27Job filed: INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM ON FIRST FLOOR. THIS JOB IS CONJUNCTION WITH ALT-2 APPLICATION # 110472426. NO CHANGE IN USE, OCCUPANCY AN$3,000
2009-05-27Job filed: INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM ON FIRST FLOOR. THIS JOB IS CONJUNCTION WITH ALT-2 APPLICATION # 110472426. NO CHANGE IN USE, OCCUPANCY AN$3,000
2009-03-27Permit PL — ISSUED
2009-03-19Permit EW — ISSUED
2009-03-19Permit EW — ISSUED
2009-03-19Permit EQ — ISSUED
2009-03-18Job filed: INTERIOR RENOVATION OF EXISTING STORE @ 1ST FLOOR. INSTALLATION OF MINOR GYP. BD. WORK,INTERIOR STAIRCASE, NEW PLUMBING FIXTURES AND KITCHEN HOOD W/ D$175,100
2009-01-01DOB violation LL6291:
2008
2008-06-20Permit EW — ISSUED
2008-05-22Permit EQ — ISSUED
2008-05-21Job filed: ERECT PIPE SCAFFOLD AS PER PLAN AT 161 EAST 25 STREET. DURING REMEDIAL REPAIRS, WORK SHALL COMPLY WITH LL 33/98. NO CHANGE IN USE, EGRESS OR OCCUPANCY
2008-05-16Permit EW — ISSUED
2008-05-08Permit EQ — ISSUED
2008-05-06Job filed: INSTALL SIDEWALK SHED A TOTAL OF 109 L.F AT 161 EAST 25 STREET. DURING REMEDIAL REPAIRS, WORK SHALL COMPLY WITH LL 33/91. NO CHANGE IN USE, EGRESS OR
2008-04-25Job filed: FILING FOR EXTERIOR STUCCO AND MASONRY REPAIRS, BRICK POINTING AT VARIOUS LOCATIONS AS SHOWN ON DRAWINGS FILED HEREWITH. NO CHANGE IN USE, EGRESS OR O$55,000
2007
2007-06-08Permit PL — ISSUED
2007-06-07Permit EW — ISSUED
2007-04-26Job filed: MINOR INTERIOR ALTERATION OF EXISTING RESTAURANT. NO CHANGE IN USE, OR E GRESS.$25,000
2005
2005-12-28DOB complaint, category ?
2004
2004-09-29Permit EW — ISSUED
2004-09-24Job filed: Upgrade existing fire suppression system, as shown on plan. No change in use, occupancy, or egress.$1,500
2004-08-30Tenant complaint: HEATING — HEAT RELATED
2004-08-02DOB complaint, category ?
2004-07-12Permit PL — ISSUED
2004-07-12Permit PL — ISSUED
2004-07-12Permit PL — ISSUED
2004-07-01Permit EQ — ISSUED
2004-07-01Permit EW — ISSUED
2004-06-29Job filed: On change in use, occupancy or egress. Iterior alteration of restaurant: kitchen equipment, storefront, new access stair to cellar, new toilet rooms.$60,000
2004-05-05Permit EW — ISSUED
2004-04-29Job filed: Removal of interior partitions and furring, remove 2 water caloset fixtures, remove 2 lavatory fixtures, remove hung ceiling. No change in use, occu$6,000
2002
2002-10-09Deed — from GAIER, MELANIE; GAIER, JOSEPH; GAIER, MATTHEW M.; LUSTER, MARTIN A.; GAIER, PHYLLIS A.; GA to THIRD & 25 LLC
2002-04-18DOB violation C:
2002-04-11Deed — from GAIER, PHYLLIS A. ASTRUSTEE; LUSTER, ESTA G. AS TRUSTEE; LUSTER, HYMAN I. L/W/T; GAIER, PH to GAIER, PHYLLIS A.
2002-04-11Deed — from LUSTER, ESTA G. AS TRUSTEE; LUSTER, MARTIN A. ASTRUSTEE; LUSTER, MARTIN A. F/B/O; LUSTER, to LUSTER, MARTIN A.
2002-03-29DOB complaint, category ?
2002-03-29DOB complaint, category ?
2001
2001-08-22Permit AL — ISSUED
2001-08-06Job filed: INSTALLATION OF A BUSINESS AWNING, WORDI NG JIMMY'S HOUSE. NO CHANGE IN USE, EGRESS OR OCCUPANCY. NON-ILLUMIN ATED.$1,350
2001-07-06DOB complaint, category ?
2001-07-05DOB violation C:
2001-07-03DOB complaint, category ?
2000
2000-09-11DOB complaint, category ?
1999
1999-08-12DOB complaint, category ?
1999-03-31DOB violation C:
1999-03-31DOB complaint, category ?
1997
1997-09-16DOB violation LL6291:
1997-03-05SAGE — from MANHATTAN PROMENADE,L.L.C.
1996
1996-11-19CERT — from CHICAGO TITLE INSURANCE COMPANY
1996-11-19SAGE — from KALIMIAN, ATAOLLAH
1996-05-31Mortgage satisfied — from 340 3RD AVENUE CORP. to 327 WASHINGTON STREET CORP.
1996-05-15DECL — from GAIER, PHYLLIS A. F/B/O; LUSTER, HYMAN L. L/W/T; GAIER, MELANIE F/B/O; KALIMIAN, ROBERT F/
1996-05-15Mortgage satisfied — from 340 3RD AVENUE CORP. to HOME SAVINGS BANK/CITY ALBANY
1996-05-15SAGE — from LUSTER, ESTA G. TRUSTEE; GAIER, MATTHEW F/B/O; LUSTER HYMAN I. L/W/T; GAIER, JOSEPH; GAIER to KALIMIAN, ABI TRUSTEE; KALIMIAN, LILI TRUSTEE; KALIMIAN, JACQUELINEF/B/O; KALIMIAN, ROUHAL
1994
1994-08-30Permit EW — ISSUED
1994-08-30Permit EW — ISSUED
1994-08-30Permit PL — ISSUED
1992
1992-03-30Permit PL — ISSUED
1992-02-21Permit PL — ISSUED
1992-02-13Permit EW — ISSUED
1992-01-14Permit EW — ISSUED
1992-01-14Permit EW — ISSUED
1992-01-14Permit EW — ISSUED
1990
1990-06-27DOB violation C:
1990-06-27DOB violation C:
1981
1981-04-22Deed — from GAIER, JOSEPH TR; GAIER, MELANIE FBO; GAIER, DAVID; GAIER, MIRIAM; GAIER, TODD C FBO; GAIE to GAIER, DAVID; LUSTER, ESTA G TR; GAIER, PHYLLIS TR; GAIER, MATTHEW M FBO; GAIER, MIRIAM; G
1979
1979-06-07Mortgage assigned — from HOME SVGS BK UPSTATEN Y to LUSTER, ESTA G
1977
1977-06-20Deed — from THOMPSON PROPERTIESINC to GAIER, TODD C; GAIER, MELANIE; GAIER, DAVID; GAIER, MATTHEW M; GAIER, JOSEPH TR; GAIER, MI
1977-05-09Deed — from PERRY THIRD CORP to THOMPSON PROPERTIESINC
1976
1976-01-21Mortgage assigned — from MELTZER, HAROLD to LUSTER, MARTIN A
1976-01-21Agreement — from PERRY THIRD CORP to LUSTER, MARTIN A
1976-01-21Mortgage assigned — from MELTZER, HAROLD to LUSTER, MARTIN A
1976-01-21Mortgage assigned — from LUSTER, MARTIN A to LUSTER, ESTA G; GAIER, MATTHEW M; GAIER, MIRIAM; GAIER, DAVID; GAIER, JOSEPH; GAIER, TODD
1974
1974-06-21Agreement — from PERRY THIRD CORP to HOME SVGS BK UPSTATENY