262 West 22 Street

Manhattan, NY

BBL 1-00771-0072BIN 1014096

Concern level3 of 4

High

014 open class-C HPD violations (immediately hazardous) — about 1 per 6 apartments
025 open rent-impairing violation(s)
033 active DOB violation(s)
041 eviction executed in the last 3 years
052 DOB fines lost by default (unpaid)

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 5 stabilized units with New York State for 2023 — of about 25 apartments.

2018 — 5 units registered2023 — 5

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1920

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building5 others linked to the same owner

HPD housing-maintenance violations

Open now

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2022-10-24

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE AT PUBLIC HALL, 1st STORY

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt 6Issued 2022-10-17

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 6, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt 6Issued 2007-03-235+ YRS OLDRENT-IMPAIRING

SECTION 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2007-03-235+ YRS OLD

SECTION 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT PUBLIC HALL

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition6

Heat/Hot Water6

Flooring/Stairs2

Door/Window2

Plumbing1

Safety1

Water Leak1

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Much higher than averagevs. NYC apartment blocks

1042

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential563

Unspecified169

Commercial130

Street/Sidewalk126

Vehicle30

Helicopter22

House of Worship2

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Much higher than averagevs. NYC apartment blocks

513

NYPD reports · last 12 mo

≈ per month

Felony167

Misdemeanor284

Violation62

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2019-04-30

FAILED TO FILE FISP CYCLE 8C TECHNICAL REPORT BY 02/21/2019

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2018-04-06

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2018-04-06

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-08-07Apt 6residential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2007-04-12

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

ARIEL-MATH REALTY LLC

Head officer

SHAHRAM GATAN

Managing agent

ARIEL-MATH REALTY LLC

5 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

14-05 31 AVENUEQUEENS 14-07 31 AVENUEQUEENS 147 WEST 143 STREETMANHATTAN 403 EAST 77 STREETMANHATTAN 728 AMSTERDAM AVENUEMANHATTAN

Landlord and related buildings

Unpaid city fines

$15,030

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

ConstructionClass 12025-09-08$2,500 penalty

Site SafetyClass 12025-09-08$2,500 penalty

DEFAULTConstructionClass 12025-09-08$12,500 due

DEFAULTConstructionClass 12025-09-08$2,530 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2006-01-05 · $4,900,000

Most recent mortgage2019-12-12 · $2,637,030.88

Mortgage2019-12-12$2,637,030.88

borrower S.A.M. OSHER REALTY II, LLC, S.A.M. OSHER REALTY, LLC, ARIEL/MATH REALTY, LLC · lender NEW YORK COMMUNITY BANK

Mortgage2014-11-10$2,200,000

borrower S.A.M. OSHER REALTY, LLC, ARIEL/MATH REALTY, LLC, S.A.M. OSHER REALTY II, LLC · lender NEW YORK COMMUNITY BANK

Mortgage2013-02-11$3,200,754.21

borrower S.A.M. OSHER REALTY, LLC, S.A.M. OSHER REALTY II, LLC, ARIEL/ MATH REALTY, LLC · lender NEW YORK COMMUNITY BANK

Sale2006-01-05$4,900,000

STEVENS PARTNERS, LLC → ARIEL/MATH REALTY, LLC

Mortgage2006-01-05$740,031.19

borrower ARIEL/MATH REALTY · lender WASHINGTON MUTUAL BANK, F.A.

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale