The city's published records show little recorded distress here in the last three years. Less recorded distress than 75% 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 4.6. In ZIP 10016, 71% of residential buildings hold an A and
4% 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
4 total — 2 class C (immediately hazardous), 1 class B, 1 class A. Oldest open since 1997-09-02.
status snapshot refreshed weekly from HPD records
Patterns
8 heat or hot-water complaints in the last three years (winter 2024–25: 6 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
6
’24–25
2
’25–26
1 bedbug-infested unit(s) reported in filings over the last three years.
What 311 hears from this address
64 service requests in the last three years. Most common: Noise (47) · HEAT/HOT WATER (4) · UNSANITARY CONDITION (3) · Rodent (2) · Missed Collection (2) · Sanitation Worker or Vehicle Complaint (1).
Filed construction activity
$537,828 in permitted construction work filed since
2016 (12 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 (20)
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)
455 PARK AVENUE SOUTH, LLC
Head officer
GEOFF RINGLER
Managing agent
PAN AM EQUITIES INC
Last registered
2025-08-28
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
$7,009,000
$3,154,050
2026
$7,173,000
$3,227,850
2027
$7,500,000
$3,375,000
The city's market estimate has risen
7% 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.
64 311 service requests from this address in the last three years — 4 of them about heat or hot water.
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: $26,860 on
2023-02-06 (lender: JPMorgan Chase Bank, N.A.). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2023-02-06
Agreement $4,420,000 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK, N.A.
$4,420,000
2023-02-06
Mortgage $26,861 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK, N.A.
$26,861
2022-10-14
RPTT&RET $14,825,624 — from FARBOD REALTY CORP to MANOCHERIAN, GREGORY; MANOCHERIAN, CAROLINE; MANOCHERIAN, JOHN; MANOCHERIAN, JED; MANOCHER
$14,825,624
2011-12-27
Mortgage $4,999,500 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK NA
$4,999,500
1982-11-18
Agreement $442,500 — from ATCU INC. to METROPOLITAN SAVINGSBK
$442,500
1982-11-18
Mortgage $442,500 — from ATCU, INC. to METROPOLITAN SAVINGSBK
$442,500
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
40
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
16
0
2
0
0
18
2018
0
1
7
0
1
9
2019
0
1
7
0
2
10
2020
0
0
1
0
1
2
2021
0
0
9
0
1
10
2022
0
0
3
2
1
6
2023
10
0
18
2
2
32
2024
0
3
32
0
5
40
2025
0
0
13
0
3
16
2026
0
0
22
0
5
27
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
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
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
2023-05-04Permit General Construction — Permit Issued
2023-05-04Permit Mechanical Systems — Permit Issued
2023-04-27Job filed: RENOVATION OF EXISTING RETAIL SPACE TO CREATE NEW EATING & DRINKING ESTABLISHMENT. NO CHANGE TO USE, EGRESS, BULK OF BUILDING.$120,000
2023-04-24Job filed: ERECT A TEMPORARY CONSTRUCTION FENCE$7,500
2023-04-24Job filed: INSTALLATION OF PLUMBING FIXTURES. NO CHANGE TO USE, EGRESS, BULK, OR OCCUPANCY.$16,500
2023-02-06Agreement $4,420,000 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK, N.A.$4,420,000
2023-02-06Mortgage $26,861 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK, N.A.$26,861
2022
2022-12-19Bedbug filing: 0 infested units
2022-10-14RPTT&RET — from FARBOD REALTY CORP. to FRAYDUN LLC
2022-10-14RPTT&RET $14,825,624 — from FARBOD REALTY CORP to MANOCHERIAN, GREGORY; MANOCHERIAN, CAROLINE; MANOCHERIAN, JOHN; MANOCHERIAN, JED; MANOCHER$14,825,624
2022-08-11Boiler inspection
2022-04-15311: Lost Property — Bag/Wallet
2022-01-10Bedbug filing: 0 infested units
2021
2021-12-30311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-06-21311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-04-05Bedbug filing: 0 infested units
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
2021-02-10HPD 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
2021-02-10HPD 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
2021-02-02311: ELECTRIC — POWER OUTAGE
2021-02-02Tenant complaint: ELECTRIC — POWER OUTAGE
2021-01-18Boiler inspection
2020
2020-03-25Boiler inspection
2020-01-10311: Noise — Noise: Construction Before/After Hours (NM1)
2019-04-23Elevator permit: Filing this application to furnish and install a new software/hardware to existing controller to provide door lock monitoring. Al$8,400
2017-12-12Job filed: FILING TO INSTALL NEW FIRE SUPPRESSION SYSTEM ONLY. THERE WILL BE NO CHANGE IN USE, EGRESS OR OCCUPANCY.$2,000
2017-11-17Permit PL — ISSUED
2017-11-09Permit EW — ISSUED
2017-11-09Permit EW — ISSUED
2017-11-09Job filed: INTERIOR RENOVATION OF AN EXISTING RESTAURANT WITH NEW PARTITION WALLS, CEILING, FLOORING, MECHANICAL AND PLUMBING WORK AS PER PLANS. NO CHANGE THE US$139,988
2017-06-15Permit AL — ISSUED
2017-06-14Job filed: ERECT NON ILLUMINATED WANING ON WALL, NO CHANGE IN USE, EGRESS OR OCCUPANCY GROUP.$4,000
2017-06-14Job filed: ERECT NON ILLUMINATED WANING ON WALL, NO CHANGE IN USE, EGRESS OR OCCUPANCY GROUP.$4,000
2017-05-26Permit PL — ISSUED
2017-05-18Permit EW — ISSUED
2017-05-18Permit EW — ISSUED
2017-04-25Permit EW — ISSUED
2017-04-25Permit EW — ISSUED
2017-04-25Job filed: INTERIOR RENOVATION AT DUNKIN DONUTS STORE INCLUDING MECHANICAL, PLUMBING AND GENERAL CONSTRUCTION WORK TYPE ON THE FIRST FLOOR AS PER PLANS SUBMITTED$80,000
2017-04-25Job filed: INTERIOR RENOVATION AT DUNKIN DONUTS STORE INCLUDING MECHANICAL, PLUMBING AND GENERAL CONSTRUCTION WORK TYPE ON THE FIRST FLOOR AS PER PLANS SUBMITTED$80,000
2017-01-14311: Taxi Complaint — Driver Complaint
2016
2016-10-13311: Indoor Air Quality — Chemical Vapors/Gases/Odors
2016-08-15311: Homeless Person Assistance — N/A
2016-08-09DOB violation E:
2016-04-15311: Air Quality — Air: Odor/Fumes, Restaurant (AD2)
2016-03-24Permit EW — ISSUED
2016-03-23Job filed: INSTALL REPLACEMENT CHIMNEY EXTENSION AS PER PLANS.$65,000
2016-02-05311: HEAT/HOT WATER — ENTIRE BUILDING
2016-02-05Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2013-10-28311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-10-20311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-10-07311: Noise — Noise: air condition/ventilation equipment (NV1)
2013-03-14311: Smoking — Smoking Violation
2013-02-06Permit SG — ISSUED
2013-01-22Permit EW — ISSUED
2013-01-22Permit EW — ISSUED
2013-01-17311: General Construction/Plumbing — Adjacent Buildings Not Protected
2013-01-17DOB complaint, category ?
2013-01-10Permit EW — ISSUED
2013-01-04Permit EW — ISSUED
2013-01-04Permit EW — ISSUED
2012
2012-12-28Job filed: INSTALLATION OF FIRE SUPPRESSION SYSTEM AS PER PLANS FILED HEREWITH. THERE WILL BE NO CHANGE IN USE EGRESS OR OCCUPANCY.$4,000
2012-12-19Job filed: INSTALL KITCHEN FIRE SUPPRESSION SYSTEM ONLY AS SHOWN ON PLANS. FIRE SUPPRESSION SHUT OFF VALVE PREVIOUSLY FILED UNDER DOB JOB #120901177. NO CHANGE $3,000
2012-12-14Permit PL — ISSUED
2012-11-26Rodent inspection: Passed
2012-11-13Permit EW — ISSUED
2012-11-13Permit EW — ISSUED
2012-09-19311: General Construction/Plumbing — Adjacent Buildings Not Protected
2012-09-19DOB complaint, category ?
2012-07-17Permit EW — ISSUED
2012-06-28Permit EQ — ISSUED
2012-06-28Job filed: SIDEWALK SHED PROPOSED INSTALLATION OF SIDEWALK SHED AS PER PLAN. NO CHANGE IN USE, EGRESS OR OCCUPANCY.
2012-06-26311: Noise — Noise: Construction Equipment (NC1)
2012-03-16Job filed: REPLACE LINTELS AND SEVEN COURSES OF BRICKWORK. REPAIR BACK-UP WALL AND FLASHING. RE-BRICK SEVEN COURSES OF BRICKWORK IN EACH LOCATION. RE-POINT WINDO$106,624
2012-02-15Permit EW — ISSUED
2012-02-15Permit EW — ISSUED
2011
2011-12-27Deed — from FARBOD REALTY CORP. to 455 PARK AVENUE SOUTH, LLC
2011-12-27Mortgage $4,999,500 — from 455 PARK AVENUE SOUTH, LLC to JPMORGAN CHASE BANK NA$4,999,500
2011-12-27PREL — from LARGIS REALTY CORP to AMALGAMATED BUSINESS CORP
2011-11-21Job filed: INSTALL EQUIPMENT, PLUMBING FIXTURES, RANGE HOOD AND HVAC SYSTEM FOR PROPOSED ENERGY KITCHEN PER PLAN. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$68,900
2011-11-21Job filed: INTERIOR RENOVATION FOR EXISTING STORE AS ENERGY KITCHEN. REMOVE AND INSTALL NEW MINOR PARTITIONS, FLOORING, CEILING AND DOORS PER PLAN. NO CHANGE IN$35,000
2011-11-21Job filed: INSTALL EQUIPMENT, PLUMBING FIXTURES, RANGE HOOD AND HVAC SYSTEM FOR PROPOSED ENERGY KITCHEN PER PLAN. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$68,900
2011-09-21DOB violation AEUHAZ1: FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION
2011-07-19Rodent inspection: Passed
2011-06-20ECB CLASS - 1 violation: 02X10,16I10,21I10,99M05,100M07. 16I10- LOWER DOOR PANEL LOOSE-REPAIR DOOR PANEL. 21I10- UPPER LANDER INTERLOCK BAR CONTACT DAMAGED$2,500
2011-05-03311: Dead Tree — Dead/Dying Tree
2010
2010-07-14Rodent inspection: Passed
2010-07-06DOB violation E:
2008
2008-03-05DOB violation E:
2008-01-03DOB violation LL6291:
2007
2007-04-11DOB violation E:
2006
2006-12-15DOB complaint, category ?
2006-11-05Tenant complaint: HEATING — HEAT RELATED
2006-10-31Permit PL — ISSUED
2006-10-25Permit EW — ISSUED
2006-10-25Permit EQ — ISSUED
2006-10-25Permit EW — ISSUED
2006-10-24Job filed: Interior renovation to existing store for anew Dunkin' Donuts. New storefront, minor partitions, plumbing, mechanical ductwork, and replacement of HV$105,000
2006-10-19TL&R — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to TUBA CORPORATION
2006-10-19TL&R — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to TUBA CORPORATION
2006-10-19Mortgage assigned — from FEDERAL NATIONAL MORTGAGE ASSOCIATION to AMALGAMATED BUSINESS CORP
2006-06-29DOB violation E:
2005
2005-09-27DOB violation E:
2005-01-17Tenant complaint: HEATING — HEAT RELATED
2004
2004-11-25Tenant complaint: HEATING — HEAT RELATED
2004-01-11Tenant complaint: HEATING — HEAT RELATED
2004-01-10Tenant complaint: HEATING — HEAT RELATED
2004-01-07DOB violation E:
2003
2003-11-26Tenant complaint: HEATING — HEAT RELATED
2003-10-26Tenant complaint: NONCONST — VERMIN
2000
2000-09-01HPD 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
1999
1999-03-16DOB violation LL6291:
1998
1998-05-04DOB violation LL6291:
1997
1997-09-16DOB violation LL6291:
1997-09-02HPD class C: SECTION 27-2005 ADM CODE REPLACE WITH NEW THE BROKEN OR DEFECTIVE GLASS SKYLIGHT AT ROOF.
1996
1996-12-06Mortgage assigned — from REPUBLIC NATIONAL BANK OF NEW YORK to FEDERAL NATIONAL MORTGAGE ASSOCIATION
1996-12-06Mortgage assigned — from TUBA CORP. to REPUBLIC NATIONAL BANK OF NEW YORK
1996-12-06Mortgage assigned — from REPUBLIC NATIONAL BANK OF NEW YORK to FEDERAL NATIONAL MORTGAGE ASSOCIATION
1996-12-06Agreement — from TUBA CORP. to REPUBLIC NATIONAL BANK OF NEW YORK
1994
1994-09-01DOB violation LL6291:
1992
1992-10-22Agreement — from TUBA CORP to CROSSLAND FED SVGS BANK
1992-04-20SMIS — from CROSSLAND COMML FDGCP to CROSSLAND SAVINGS FSB
1992-04-20SMIS — from WILMINGTON TRUST CO to CROSSLAND COMMCL FDG
1991
1991-12-02DOB violation E:
1991-10-16DOB complaint, category ?
1990
1990-12-21Mortgage assigned — from CROSSLAND CMMCL FDGCP to CROSSLAND SAVINGS FSB
1990-12-21Mortgage assigned — from WILMINGTON TRUST CO to CROSSLAND CMMCL FDGCP
1989
1989-06-14SAGE — from CROSSLAND SAVINGS
1989-03-31Mortgage satisfied — from 459 PK AVE SOUTH RLTY CP; BING & SONG CORP to BROADCHAM EQUITIES INC; BING & SONG CORP
1987
1987-10-19REL — from MANOCHERIAN, FRAYDUN to TUBA CORP
1985
1985-08-21Mortgage assigned — from CHASE MANHATTAN BANKN A to MANOCHERIAN, FRAYDUN
1985-06-10Deed — from ATCU, INC. to LARGIS REALTY CORP
1982
1982-11-18Mortgage assigned to METROPOLITAN SVGS BANK
1982-11-18SAGE — from CHASE MANHATTAN BANK,NA
1982-11-18Mortgage assigned — from CHASE MANHATTAN BANKNA to METROPOLITAN SAV'S BANK
1982-11-18SAGE — from CHASE MANHATTAN BANK, NA
1982-11-18Agreement $442,500 — from ATCU INC. to METROPOLITAN SAVINGSBK$442,500
1982-11-18Mortgage $442,500 — from ATCU, INC. to METROPOLITAN SAVINGSBK$442,500
1981
1981-05-22Agreement — from A T C U INC to CHASE MANHATTAN BANK
1981-05-22Mortgage — from A T C U INC to CHASE MANHATTAN BANK
1981-05-15Mortgage — from A T C U INC to CHASE MANHATTAN BANKN A
1981-05-15Mortgage — from A T C U INC to CHASE MANHATTAN BANKN A
1981-05-01Deed — from LARGIS REALTY CORP to ATCU INC
1980
1980-03-03Deed — from BING & SONG CORP to LARGIS REALTY CORP
1979
1979-06-15REL — from RILEY, ALLAN to BING & SONG CORP
1979-02-09Mortgage assigned — from BROADCHAM EQUITIES to RAPOPORT, PAUL
1978
1978-05-25Mortgage — from BING & SONG CORP to BROADCHAM EQUITIES INC
1978-05-25Deed — from BROADCHAM EQUITIES,INC to BING & SONG CORP
1974
1974-03-06Agreement — from MIRA ASSOCIATES, INC to MANHATTAN SAVINGS BANK