The city's published records show little recorded distress here in the last three years. Less recorded distress than 70% 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 6. In ZIP 10024, 70% of residential buildings hold an A and
2% 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
3 service requests in the last three years. Most common: Damaged Tree (2) · Lost Property (1).
Filed construction activity
$462,920 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 (1895)
Yes
Six or more residential units (10)
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)
25 West 89th Street LLC
Head officer
Sunil Chaddha
Managing agent
Rialto Management Corp.
Last registered
2026-07-20
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
$3,525,000
$1,586,250
2026
$3,760,000
$1,692,000
2027
$3,956,000
$1,780,200
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).
Not in a hurricane evacuation zone.
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
86 St — B C · 400 ft straight-line (about a 2-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Central Park West / W 90 St — M10 · 250 ft
Citi Bike
W 89 St & Columbus Ave · 500 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.
3 311 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: $750,000 on
2017-03-16 (lender: Lighthouse 18 LLC). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2017-03-16
Deed $6,990,000 — from LIGHTHOUSE 18 LLC; ESTATE OF MANUEL KOHN; KOHN, BEATRIZ to 25 WEST 89TH STREET, LLC
$6,990,000
2017-03-16
AL&R $2,000,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC
$2,000,000
2017-03-16
Mortgage $750,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC
$750,000
2017-03-16
Agreement $2,000,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC
$2,000,000
2017-03-02
Sold for $6,990,000
$6,990,000
$699,000
2016-01-14
Mortgage $1,250,000 — from LIGHTHOUSE 18 LLC to BANK OF THE OZARKS
$1,250,000
1998-12-11
Mortgage $102,480 — from KOHN, MANUEL; KOHN, BEATRIZ to DIME SAVINGS BANK OFWILLIAMSBURGH
$102,480
1993-08-11
Mortgage $240,000 — from KOHN, BEATRIZ; KOHN, MANUEL to DIME SV BK/WILLIAMSBURGH
$240,000
Ten-year activity
50250
2017
2018
23
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
2
1
3
6
2
14
2018
6
2
10
0
3
21
2019
4
6
11
0
2
23
2020
0
1
3
0
1
5
2021
0
0
7
0
1
8
2022
0
0
7
0
3
10
2023
0
0
3
0
2
5
2024
0
0
3
0
1
4
2025
0
0
2
0
1
3
2026
0
0
2
0
0
2
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
The full timeline
2026
2026-05-04Bedbug filing: 0 infested units
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
2025-10-07Rodent inspection: Passed
2025-07-28311: Lost Property — Bag/Wallet
2025-06-04HPD 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
2024
2024-09-10Rodent inspection: Passed
2024-08-02311: Damaged Tree — Branch or Limb Has Fallen Down
2024-04-01HPD 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
2024-02-13311: Damaged Tree — Branch or Limb Has Fallen Down
2023
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
2023-10-10Boiler inspection
2023-08-04Rodent inspection: Passed
2023-07-09311: Illegal Parking — Blocked Hydrant
2023-03-16HPD 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
2022
2022-11-05311: Lead — Lead Kit Request (Residential) (L10)
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
2022-09-27Rodent inspection: Passed
2022-08-23311: Rodent — Rat Sighting
2022-05-02Rodent inspection: Passed
2022-04-25Boiler inspection
2022-04-14311: Residential Disposal Complaint — Trash Not Separated from Recycling
2022-02-16HPD 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
2022-02-16HPD 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
2022-01-29311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021
2021-10-23311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2021-09-21Boiler inspection
2021-08-29311: Indoor Air Quality — Sewage Odor
2021-05-04311: New Tree Request — For One Address
2021-04-17311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
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
2021-04-01HPD 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
2021-01-23311: Noise - Helicopter — Other
2020
2020-12-11311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-05-18311: COVID-19 Non-essential Construction — Construction
2020-05-18DOB complaint, category ?
2019
2019-11-09311: Noise — Noise: Construction Equipment (NC1)
2019-11-09311: Emergency Response Team (ERT) — After Hours Work - Illegal
2019-11-09311: General Construction/Plumbing — Building Permit - None
2019-11-09311: General Construction/Plumbing — Building Permit - None
2019-11-09DOB complaint, category ?
2019-11-09DOB complaint, category ?
2019-11-08DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2017 INSPECTION REPORT
2019-11-06311: Emergency Response Team (ERT) — After Hours Work - Illegal
2019-11-06DOB complaint, category ?
2019-11-04Permit PL — ISSUED
2019-10-25HPD 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
2019-08-31311: Emergency Response Team (ERT) — After Hours Work - Illegal
2019-08-31DOB complaint, category ?
2019-08-19311: New Tree Request — For One Address
2019-08-19Permit EW — ISSUED
2019-07-23Boiler inspection
2019-07-15Permit EW — ISSUED
2019-07-15Permit EW — ISSUED
2019-06-24311: Emergency Response Team (ERT) — After Hours Work - Illegal
2019-06-24DOB complaint, category ?
2019-04-29311: New Tree Request — For One Address
2019-04-23Rodent inspection: Passed
2018
2018-11-20Boiler inspection
2018-11-19Permit EW — ISSUED
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
2018-10-04Rodent inspection: Failed for Rat Activity
2018-09-27311: Street Condition — Plate Condition - Noisy
2018-09-26311: New Tree Request — For One Address
2018-08-24311: Dead/Dying Tree — Planted More Than 2 Years Ago
2018-08-14311: Street Condition — Pothole
2018-08-09Rodent inspection: Failed for Rat Activity
2018-08-04311: Noise — Noise: Construction Before/After Hours (NM1)
2018-08-04DOB complaint, category ?
2018-07-11311: Noise — Noise: Construction Equipment (NC1)
2018-07-11Permit PL — ISSUED
2018-07-10311: Dead/Dying Tree — Planted More Than 2 Years Ago
2018-06-19Permit EW — ISSUED
2018-05-26311: Emergency Response Team (ERT) — After Hours Work - Illegal
2018-05-26DOB complaint, category ?
2018-05-22Permit PL — ISSUED
2018-03-28311: Noise — Noise: Construction Before/After Hours (NM1)
2018-03-20Job filed: COMBINE EXISTING TWO APARTMENT UNITS INTO ONE APARTMENT UNIT INCLUDING INTERIOR RENOVATION WORK WITH GENERAL CONSTRUCTION, MECHANICAL AND PLUMBING WOR$179,500
2018-03-20Job filed: COMBINE EXISTING TWO APARTMENT UNITS INTO ONE APARTMENT UNIT INCLUDING INTERIOR RENOVATION WORK WITH GENERAL CONSTRUCTION, MECHANICAL AND PLUMBING WOR$179,500
2017
2017-12-07FDNY inspection (RISK)
2017-11-28Permit EW — ISSUED
2017-11-06HPD 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
2017-11-03Rodent inspection: Passed
2017-05-30311: Noise — Noise: Construction Equipment (NC1)
2017-04-24Job filed: COMBINE EXISTING TWO APARTMENT UNITS INTO ONE APARTMENT UNIT INCLUDING INTERIOR RENOVATION WORK WITH GENERAL CONSTRUCTION AND PLUMBING WORK @EACH FLOO$103,920
2017-03-16Deed $6,990,000 — from LIGHTHOUSE 18 LLC; ESTATE OF MANUEL KOHN; KOHN, BEATRIZ to 25 WEST 89TH STREET, LLC$6,990,000
2017-03-16AL&R $2,000,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC$2,000,000
2017-03-16Mortgage $750,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC$750,000
2017-03-16Mortgage assigned — from BANK OF THE OZARKS to LIGHTHOUSE 18, LLC
2017-03-16Agreement $2,000,000 — from 25 WEST 89TH STREET LLC to LIGHTHOUSE 18 LLC$2,000,000
2017-03-02Sold for $6,990,000$6,990,000
2017-02-23Rodent inspection: Passed
2017-02-16311: Damaged Tree — Tree Leaning/Uprooted
2016
2016-04-05Rodent inspection: Passed
2016-01-22Mortgage satisfied — from KOHN, BEATRIZ; KOHN, MANUEL to THE DIME SAVINGS BANK OF WILLIAMSBURGH
2016-01-14Mortgage $1,250,000 — from LIGHTHOUSE 18 LLC to BANK OF THE OZARKS$1,250,000
2015
2015-05-15DOB violation LBLVIO: ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2012 INSPECTION REPORT
2015-05-11Rodent inspection: Passed
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
2014-07-14Deed — from KOHN, MANUEL; KOHN, BEATRIZ to LIGHTHOUSE 18 LLC
2014-06-23DOB complaint, category ?
2014-05-29Rodent inspection: Passed
2013
2013-05-14Rodent inspection: Passed
2013-03-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2011 INSPECTION REPORT
2012
2012-12-21311: Water System — Hydrant Knocked Over/Missing (WC)
2012-03-29Rodent inspection: Passed
2011
2011-10-11Rodent inspection: Passed
2011-06-29311: Noise — Noise, Barking Dog (NR5)
2010
2010-09-07Rodent inspection: Passed
2010-06-26311: Illegal Parking — Blocked Hydrant
2010-06-26311: Noise - Vehicle — Car/Truck Music
2010-01-25311: Water System — Leak (Use Comments) (WA2)
2008
2008-11-21Tenant complaint: HEATING — HEAT RELATED
2004
2004-10-17Tenant complaint: HEATING — HEAT RELATED
2004-03-13EASE — from KOHN, BEATRIZ; KOHN, MANUEL to NATIONAL ARCHITECTURAL TRUST, INC.
2004-01-21Tenant complaint: HEATING — HEAT RELATED
2003
2003-11-17Tenant complaint: HEATING — HEAT RELATED
2003-11-17Tenant complaint: HEATING — HEAT RELATED
2003-10-22Tenant complaint: HEATING — HEAT RELATED
2003-07-30Mortgage satisfied — from KISLIN, SCOTT A; KISLIN, CYNTHIA to THE CHASE MANHATTAN BANK
2003-03-19DOB violation LL6291:
2003-03-17Tenant complaint: NONCONST — VERMIN
2003-03-17Tenant complaint: HEATING — HEAT RELATED
2003-03-13Tenant complaint: HEATING — HEAT RELATED