The city's published records show little recorded distress here in the last three years. More recorded distress than 52% 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 18. In ZIP 10128, 84% of residential buildings hold an A and
1% 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 — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2024-02-11.
status snapshot refreshed weekly from HPD records
Patterns
4 heat or hot-water complaints in the last three years (winter 2023–24: 4).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
11 service requests in the last three years. Most common: Lead (2) · Rodent (2) · HEAT/HOT WATER (2) · New Tree Request (1) · Curb Condition (1) · Real Time Enforcement (1).
Filed construction activity
$119,000 in permitted construction work filed since
2016 (4 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 (1940)
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)
320 EAST 90TH STREET OWENRS CORP
Head officer
FRANK DEGUZMAN
Managing agent
Refco Management Co Inc
Last registered
2025-08-14
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
$2,297,000
$1,033,650
2026
$2,501,000
$1,125,450
2027
$2,436,000
$1,096,200
The city's market estimate has risen
6% between tax years 2025 and 2027.
For property tax, the Department of Finance values this co-op
as if it were a rental building. Its 2022 estimate: gross income $372,678 a year
($42.96 per sq ft), operating expenses $132,120
($15.23 per sq ft), net operating income $240,558. These are the
city's estimates from comparable rentals, not the building's actual budget, rents or maintenance
charges.
Building systems
Heating fuel
NO2FUEL
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 — Q · 950 ft straight-line (about a 5-minute walk) · station accessibility: full
Bus
Nearest boarding stop: 1 Av / E 89 St — M15 · 400 ft
Citi Bike
E 88 St & 1 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.
11 311 service requests from this address in the last three years — 2 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: $150,000 on
2018-06-21 (lender: National Consumer Cooperative Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2026-09-30
RPTT&RET $319,410 — from DIFF EQ ENTERPRISES LLC to LIVINGSTON, BRIAN MICHAEL
$319,410
2026-09-15
Sold for $319,410
$319,410
$15,971
2024-09-16
RPTT&RET $295,000 — from MP 320 E 90 LLC to SPITERI, JONATHAN
$295,000
2024-09-12
Sold for $295,000
$295,000
$14,750
2023-10-19
RPTT&RET $360,000 — from FADEN, ELLEN; SCHNEIDER, LARRY to COMASI A LLC
$360,000
2023-10-05
Sold for $360,000
$360,000
$18,000
2022-06-07
RPTT&RET $350,000 — from MP 320 E 90 LLC to LIU, KATHARINE; LIU, LILY
$350,000
2022-05-25
Sold for $350,000
$350,000
$17,500
2022-02-03
RPTT&RET $355,000 — from MP 320 E 90 LLC to COMASI A LLC
$355,000
2022-01-27
Sold for $355,000
$355,000
$17,750
2022-01-19
RPTT&RET $354,000 — from MP 320 E 90 LLC to FADEN, ELLEN; SCHNEIDER, LARRY
$354,000
2022-01-06
Sold for $354,000
$354,000
$17,700
2021-09-28
RPTT&RET $265,000 — from MP 320 E 90 LLC to ZIADKHANPOUR, GHORBAN
$265,000
2021-09-20
Sold for $265,000
$265,000
$13,250
2021-09-09
RPTT&RET $367,000 — from MP 320 E 90 LLC to LEI, ANDY
$367,000
Ten-year activity
50250
2017
2018
2019
2020
29
2021
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
2
2
1
5
2018
0
0
2
10
2
14
2019
0
1
4
11
5
21
2020
0
1
5
0
2
8
2021
0
0
12
8
9
29
2022
0
0
2
6
13
21
2023
0
1
4
2
7
14
2024
0
1
10
2
4
17
2025
4
0
3
0
4
11
2026
4
0
2
2
2
10
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
RPTT&RET $319,410 — from DIFF EQ ENTERPRISES LLC to LIVINGSTON, BRIAN MICHAEL
2026-09-23
Permit Sidewalk Shed — Permit Issued
2026-09-15
Sold for $319,410
2026-06-30
Rodent inspection: Passed
2026-06-30
Permit Sidewalk Shed — Permit Issued
2026-04-01
Permit Sidewalk Shed — Permit Issued
2026-03-29
Job filed: INSTALLATION OF 300PSF SIDEWALK SHED AS PER PLANS. ALL EQUIPMENT SHALL COMPLY WITH CH #33 OF THE NYC CODE 2022. NO CHANGE IN USE, OCCUPANCY OR EGRESS
2026-03-05
Boiler inspection
2026-03-05
311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2026-01-24
311: Lead — Lead Kit Request (Residential) (L10)
2025-12-23
Bedbug filing: 0 infested units
The full timeline
2026
2026-09-30RPTT&RET $319,410 — from DIFF EQ ENTERPRISES LLC to LIVINGSTON, BRIAN MICHAEL$319,410
2026-09-23Permit Sidewalk Shed — Permit Issued
2026-09-15Sold for $319,410$319,410
2026-06-30Rodent inspection: Passed
2026-06-30Permit Sidewalk Shed — Permit Issued
2026-04-01Permit Sidewalk Shed — Permit Issued
2026-03-29Job filed: INSTALLATION OF 300PSF SIDEWALK SHED AS PER PLANS. ALL EQUIPMENT SHALL COMPLY WITH CH #33 OF THE NYC CODE 2022. NO CHANGE IN USE, OCCUPANCY OR EGRESS $9,000
2026-03-05Boiler inspection
2026-03-05311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2026-01-24311: Lead — Lead Kit Request (Residential) (L10)
2025
2025-12-23Bedbug filing: 0 infested units
2025-07-31Rodent inspection: Passed
2025-07-01Rodent inspection: Failed for Rat Activity
2025-06-16Job filed: FILING FOR INTERIOR RENOVATION WORK AS PER PLANS.NO CHANGE IN USE, OCCUPANCY, OR EGRESS.$45,000
2025-06-16Job filed: FILING FOR PLUMBING WORK AS PER PLANS$20,000
2025-06-04Rodent inspection: Failed for Rat Activity
2025-05-29311: Rodent — Rat Sighting
2025-04-18Boiler inspection
2025-03-12Permit General Construction — Signed-off
2025-03-05Job filed: FILING FOR INTERIOR RENOVATION WORK AS PER PLANS.NO CHANGE IN USE, OCCUPANCY, OR EGRESS.$45,000
2024
2024-12-12Bedbug filing: 0 infested units
2024-12-11311: Real Time Enforcement — Work Without A Permit - Occupied Multiple Dwelling
2024-12-11DOB complaint, category ?
2024-09-26Rodent inspection: Passed
2024-09-16RPTT&RET $295,000 — from MP 320 E 90 LLC to SPITERI, JONATHAN$295,000
2024-09-12Sold for $295,000$295,000
2024-04-05Boiler inspection
2024-04-02311: Curb Condition — Broken Curb
2024-03-22City emergency repair (HWO): .$33
2024-02-11HPD class C: § 27-2005, 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING HOOK AND EYE AT VESTIBULE , 1st STORY
2024-02-11HPD class B: § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES FLOWER POT AT 5TH STY
2024-02-08311: HEAT/HOT WATER — APARTMENT ONLY
2024-02-08Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-02-05311: HEAT/HOT WATER — APARTMENT ONLY
2024-02-05Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2024-01-17Rodent inspection: Bait applied
2024-01-10Rodent inspection: Failed for Rat Activity
2023
2023-12-18Bedbug filing: 0 infested units
2023-12-08Rodent inspection: Failed for Rat Activity
2023-11-28311: Rodent — Rat Sighting
2023-11-21311: New Tree Request — For One Address
2023-11-13Rodent inspection: Bait applied
2023-10-27311: Lead — Lead Kit Request (Residential) (L10)
2023-10-25Rodent inspection: Failed for Rat Activity
2023-10-19RPTT&RET $360,000 — from FADEN, ELLEN; SCHNEIDER, LARRY to COMASI A LLC$360,000
2023-10-17Rodent inspection: Passed
2023-10-05Sold for $360,000$360,000
2023-09-22Rodent inspection: Failed for Rat Activity and Other Reason
2020-12-30311: Lead — Lead Kit Request (Residential) (L10)
2020-12-15Bedbug filing: 0 infested units
2020-12-11Boiler inspection
2020-08-08311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2020-08-08DOB complaint, category ?
2020-07-28311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020-02-18311: New Tree Request — For One Address
2020-01-03Rodent inspection: Passed
2019
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
2019-10-18Rodent inspection: Bait applied
2019-10-11Rodent inspection: Bait applied
2019-10-04Rodent inspection: Bait applied
2019-10-03311: New Tree Request — For One Address
2019-09-26Rodent inspection: Bait applied
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2019-07-11RPTT&RET — from PORGES, MICHAEL to MP 320 E 90 LLC
2015-10-01HPD 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
2015-07-18311: Dead Tree — Dead/Dying Tree
2015-06-13311: Dead Tree — Dead/Dying Tree
2013
2013-07-19RPTT&RET $225,000 — from KIRKPATRICK-DIB, LAURA CATHERINE; DIB, BACHIR to PONTILLO, CINZIA$225,000
2013-03-01DOB violation LBLVIO: VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2011 INSPECTION REPORT
2013-02-07Permit EW — ISSUED
2013-02-07Permit EW — ISSUED
2012
2012-12-05Job filed: PROVIDING TEMPORARY SHORING FOR RECONSTRUCTION OF CMU BLOCK WALL WITH ASSOCIATED CONCRETE FOOTINGS IN BASEMENT. NO CHANGE TO USE, EGRESS OR OCCUPANCY.$1,000
2012-10-23Permit EW — ISSUED
2012-10-21HPD class B: SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 2nd STORY, 2nd APARTMENT
2012-10-21HPD class B: SECTION 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 2nd STORY, 2nd APARTMENT FR
2012-10-21HPD class B: SECTION 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 2nd S
2012-10-10Job filed: RECONSTRUCT EXISTING CMU BLOCK WALL WITH ASSOCIATED CONCRETE FOOTINGS. NO CHANGE TO USE, EGRESS, OR OCCUPANCY.$12,000
2012-10-10Job filed: RECONSTRUCT EXISTING CMU BLOCK WALL WITH ASSOCIATED CONCRETE FOOTINGS. NO CHANGE TO USE, EGRESS, OR OCCUPANCY.$12,000
2012-10-05311: NONCONST — VERMIN
2012-10-05Tenant complaint: NONCONST — VERMIN
2012-09-05Job filed: GENERAL RENOVATION IN APT.1D, PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$20,575
2012-09-05Job filed: GENERAL RENOVATION IN APT.1D, PLUMBING WORK AS PER PLANS FILED HEREWITH. NO CHANGE IN USE, EGRESS OR OCCUPANCY.$20,575
2012-08-02Rodent inspection: Passed
2012-05-25Rodent inspection: Failed for Rat Activity
2012-05-10Rodent inspection: Passed
2012-04-18Rodent inspection: Passed
2012-04-13Rodent inspection: Failed for Rat Activity
2011
2011-11-03Rodent inspection: Passed
2010
2010-11-15Rodent inspection: Passed
2008
2008-08-30ECB CLASS - 3 violation: B354, 50A. 50A-MOVE VENT AWAY FROM 1ST FL WINDOWS.$100
2008-08-07DOB complaint, category ?
2008-05-22Agreement $430,000 — from 320 EAST 90TH STREET OWNERS CORP. to NORTHEAST COMMUNITY BANK$430,000
2008-05-22TL&R — from NORTHEAST COMMUNITY BANK to 320 EAST 90TH STREET OWNERS CORP.
2008-05-22AL&R $430,000 — from 320 EAST 90TH STREET OWNERS CORP. to NORTHEAST COMMUNITY BANK$430,000
2008-05-22Mortgage $56,214 — from 320 EAST 90TH STREET OWNERS CORP. to NORTHEAST COMMUNITY BANK$56,214
2007
2007-10-10ECB Hazardous violation: FAILURE TO PROVIDE AT LEAST TWO MEANS OF EGRESS FROM RM OR SPACE WHEREREQUIRED.NOTED:DROP LADDER OF THE FIRE ESCAPE IS BLOCKED BY $480
2007-10-09DOB complaint, category ?
2007-07-27RPTT&RET $320,000 — from ZARGANIS, CHARLES J; ZARGANIS, NICKI A to CARPINI, LAURA$320,000
2007-07-19RPTT&RET $200,000 — from GRECO, MARCO to RABINOWITZ, JESSE M; WEINSTOCK, BARI J$200,000
2006
2006-10-05RPTT&RET $185,000 — from SCHNALL, STEVEN B to MADFES, JASON L; MADFES, DIANE C$185,000
2004
2004-08-26RPTT $212,000 — from AIELLO, SALVATORE to ZARGANIS, CHARLES J; ZARGANIS, NCKI$212,000
1999
1999-11-18SAGE — from FOURTH FEDERAL SAVINGS BANK
1999-11-18Agreement — from 320 EAST 90TH STREETOWNERS CORP. to FOURTH FEDERAL SAVINGS BANK
1999-11-18SAGE — from FOURTH FEDERAL SAVINGS BANK
1999-11-18Mortgage assigned — from 320 EAST 90TH STREETOWNERS CORP. to FOURTH FEDERAL SAVINGS BANK
1997
1997-02-10DOB violation LL6291:
1994
1994-07-27Mortgage assigned — from 320 EAST 90TH STREETOWNERS CORP to FOURTH FEDERAL SAVINGS BANK
1994-07-08Mortgage assigned — from 320-90 ASSOCIATES to FOURTH FEDERAL SAVINGS BANK
1994-07-08Agreement — from 320 EAST 90TH STREETOWNERS CORP. to FOURTH FEDERAL SAVINGS BANK
1994-03-18DOB violation LL6291:
1993
1993-03-18DOB violation LL6291:
1989
1989-11-16Deed — from 320-90 ASSOCIATES to 320 EAST 90TH ST OWNR CP
1987
1987-07-13Mortgage $499,000 — from 320-90 ASSOCIATES to FOURTH FDRL SVG&LN ASSN$499,000
1987-07-13Mortgage assigned — from SEAMAN, CHARLES to MORROW, ROBERT E.
1987-07-13Mortgage satisfied — from ADNIL ASSOC INC; RAGA RLTY CORP to LURIE MTGE CORP; LUTHERAN CEMETRY; JEFFERSON COUNTY SV/BK
1987-07-13Mortgage assigned — from GALOTTA, ALBERT J.; GREENBERG, FRIEDA to SEASMAN, CHARLES
1987-07-13Mortgage satisfied — from ALAC CORP to BERRY CONSTR CO INC
1987-07-13Mortgage assigned — from LUTHERAN CEMETERY to KENILWORTH EQUITIESLTD
1987-07-13Deed — from EAST SIDE PROPERTIESCO to 320-90 ASSOCIATES
1981
1981-03-09Mortgage assigned — from BERRY CONTRACTING COINC to GREENBERG, FRIEDA; GALOTTA, ALBERT J
1979
1979-03-09Mortgage assigned — from BERRY CONTRACTING CO to BERRY CONTRACTING COINC
1975
1975-03-19Deed — from A & R ASSOCIATES to EAST SIDE PROPERTIESCO
1975-01-31Deed — from BALABAN, MORRIS; MAUTNER, JOHN H; GLICK, ALVIN H to A & R ASSOCIATES
1970
1970-12-23SMTG — from BERRY CONTRACTING CO to LUTHERAN CEMETERY
1970-12-23Mortgage assigned — from JEFFERSON CNTY SVNGSBK to LUTHERAN CEMETERY
1970-12-23Mortgage — from ADNIL ASSOCIATES INC to LUTHERAN CEMETERY
1970-12-23Agreement — from ADNIL ASSOCIATES INC to LUTHERAN CEMETERY
1970-12-23Deed — from ADNIL ASSOCIATES INC to GLICK, ALVIN H; BALABAN, MORRIS; MAUTNER, JOHN H
1970-12-23Deed — from MAUTNER, JOHN H; GLICK, ALVIN H; BALABAN, MORRIS to ADNIL ASSOCIATES INC
1970-09-11Deed — from ADNIL ASSOCIATES INC to GLICK, ALVIN H; BALABAN, MORRIS; MAUTNER, JOHN H
1970-06-11Deed — from GLICK, ALVIN H; BALABAN, MORRIS; MAUTNER, JOHN H to ADNIL ASSOCIATES INC
1969
1969-06-03Mortgage assigned — from BERRY CONTRACTING COINC to BERRY CONTRACTING CO
1969-02-28Deed — from ALAC CORP to MAUTNER, JOHN H; BALABAN, MORRIS; GLICK, ALVIN H
1969-02-28Mortgage — from ALAC CORP to BERRY CONTRACTING COINC
1969-02-28Mortgage — from ALAC CORP to PORTER, ELINOR; OLSHIN, DONALD
1969-02-28Deed — from BERRY CONTRACTING COINC to ALAC CORP