21 East 104 Street

Manhattan, NY

BBL 1-01610-0009BIN 1051500

Concern level3 of 4

High

016 open class-C HPD violations (immediately hazardous) — about 1 per 5 apartments
025 of those issued in the last 3 years
033 active DOB violation(s)
044 evictions executed in the last 3 years
051 DOB fine 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 36 stabilized units with New York State for 2023 — essentially all of the building's 32 apartments.

2018 — 36 units registered2023 — 36

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

1930

Built

Floors

Residential units

Walk-up apartments

Type

Energy-efficiency grade

Grade B — above average

ENERGY STAR score 84 of 100

Posted at the entrance of buildings over 25,000 sq ft (Local Law 33). It rates energy efficiency — a proxy for comfort and utility cost — not the landlord's upkeep.

The building

This building and the landlord's others

This building20 others linked to the same owner

HPD housing-maintenance violations

Open now

415

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 HAZARDOUSApt 25Issued 2026-08-28

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE REFRIGERATOR IN THE KITCHEN LOCATED AT APT 25, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 34Issued 2026-06-16

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 34, 3rd STORY, 2nd APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 34Issued 2026-06-01

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 34, 3rd STORY, 2nd APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 43Issued 2024-08-22

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 43, 4th STORY, 1st APARTMENT FROM NORTH AT EAST

Status: HPD couldn't get in to re-inspect

HPD housing-maintenance violations

311 complaints from tenants

279

All time

Last 12 months

Heat/Hot Water177

Plumbing23

General12

Unsanitary Condition12

Water Leak11

Appliance9

Flooring/Stairs8

Paint/Plaster8

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

1080

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential780

Street/Sidewalk150

Commercial79

Unspecified41

Vehicle27

House of Worship2

Park1

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

Higher than averagevs. NYC apartment blocks

356

NYPD reports · last 12 mo

≈ per month

Felony111

Misdemeanor162

Violation83

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 · FISPHAZ-HAZARDOUS CONDITION (FACADE) FACADE REQUIRED2025-02-20

CYCLE 9B UNSAFE REPORT FILED

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2024-12-19

EMRGCY WRK ORDER: TO SECURE PUBLIC SAFETY - FISP3 FILED BY QEWI 12324 DUE TO IMMINENT HAZ CONDITIONS OBSERVED AT TIME OF INSPECTION OBSVRD CRACKED/SPALLED/LOOSE STUCCO MATERIALS, CRACKED CHIMNEY FLUE, WINDOW AC INSTALLED WITHOUT BRACKET AT EXP 1,2,3,4, (S,W,N,E ELEV). OWNER TO PROVDE IMMEDIATE/ADEQUATE SAFETY MEASURES TO ALL EXPO AS PER CODE

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2023-02-22

FAILED TO FILE FISP CYCLE 9B TECHNICAL REPORT BY 2/21/2023

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-09-02Apt 56residential

2025-04-08Apt 52residential

2025-01-14Apt 36residential

2024-10-29Apt 53residential

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 2023-11-27

Heat / hot water

CLOSEDOpened 2023-05-08

Heat / hot water

CLOSEDOpened 2020-02-28

Tenant action

CLOSEDOpened 2019-11-08

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

ASCENDANT HERITAGE LLC

Head officer

CHRISTOPHER CIRILLO

Managing agent

CONCORD MANAGEMENT OF NY LLC

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

100 EAST 111 STREETMANHATTAN 103 EAST 100 STREETMANHATTAN 111 EAST 100 STREETMANHATTAN 114 EAST 102 STREETMANHATTAN 119 EAST 100 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$20,625

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.

Local LawClass 22026-04-20$1,250 due

BoilersClass 22025-10-14$625 due

ConstructionClass 22025-07-29$2,500 due

ConstructionClass 12024-12-19$10,000 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2017-06-29 · $1,741,816.96

Most recent mortgage2017-06-29 · $12,525,341.21

Mortgage2017-06-29$12,525,341.21

borrower LOTT LEGACY APARTMENTS HOUSING DEVELOPMENT FUND, LOTT LEGACY LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2017-06-29$274,550

borrower LOTT LEGACY LLC, LOTT LEGACY APARTMENTS HOUSING DEVELOPMENT FUND · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2017-06-29$265,589

borrower LOTT LEGACY APARTMENTS HOUSING DEVELOPMENT FUND, LOTT LEGACY LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Sale2017-06-29$1,741,816.96

SAN FRANCISCO ASSOCIATES LIMITED PARTNERSHIP → LOTT LEGACY APARTMENTS HOUSING DEVELOPMENT FUND

Mortgage2017-06-29$2,512,057.15

borrower LOTT LEGACY LLC, LOTT LEGACY APARTMENTS HOUSING DEVELOPMENT FUND · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

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