22 West 77 Street
Manhattan · Parcel 1011290047
26,910 sq ft
Building area
Analysis
AI-generated Risk: Low
This property is a low-risk acquisition because public records show no open violations of consequence, no penalties, and no legal proceedings on record. However, its landmark status will restrict developers from easily utilizing the 35,092 square feet of unused buildable area.
The good
- The property has 35,092 square feet of unused buildable area, offering substantial room for physical expansion under the residential limit.
- With only 7 open violations, the building averages an exceptionally low 0.2 violations per residential unit.
- There are zero active legal proceedings and zero dollars in outstanding enforcement penalties on record.
The bad
- The building is landmarked, which imposes strict regulatory oversight and will complicate any attempts to develop the unused floor area.
- The last recorded transfer in 1993 was for 0 dollars, indicating there is no arm's-length transaction history to help gauge market value.
- A 14.2 percent increase in assessed value has elevated the estimated annual property tax to 390,876.28 dollars.
Written by a language model from this property's own figures — the same numbers shown on this page. It introduces no facts of its own: every figure it cites is checked against the data before the text is shown. It is a reading of the numbers, not a professional opinion, and it can be wrong about emphasis even when it is right about arithmetic. See our methodology.
What the numbers say
Generated from this property's own figures using the rules set out in our methodology. Every statement below refers to a number shown on this page.
Unused development capacity on the lot
Built floor-area ratio is 4.34 against a permitted 10.00, leaving 5.66 of unused ratio — roughly 35,092 sq ft of buildable area on a lot of 6,200 sq ft. Treat that as a ceiling under the floor-area rules, not a plan: height limits, setbacks, lot coverage, landmark status and sitting tenants can each reduce it, in some cases to nothing.
A light open-violation load
Only 7 violations are currently open across 42 residential units, with $0.00 outstanding. For a building of this age that is a modest figure.
No arm's-length sale on record
The last recorded transfer is dated 14 Oct 1993 at a recorded price of $0. Transfers between related parties, estate settlements and corrective filings are legitimately recorded at nominal amounts, so this is neither an error nor a bargain — it means there is no usable sale price here, and every ratio derived from one (price per unit, price against assessed value) is therefore withheld rather than shown as zero.
Assessed value trend
Assessed value has risen 14.2% across the 5 assessment years on record (2023 to 2027), standing at $3,723,300. Because tax is levied on the assessed figure rather than on market value, a sustained move here tends to show up in the bill.
Development & zoning
Floor-area ratio
| Built | 4.34 |
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| Residential limit | 10.00 |
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| Commercial limit | 0.00 |
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| Community-facility limit | 10.00 |
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Development headroom (calculated) calculated
| Highest permitted ratio | 10.00 |
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| Unused ratio | 5.66 |
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| Unused buildable area | 35,092 sq ft |
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| Lot area | 6,200 sq ft |
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Landmarked — Individual Landmark + Historic District
| Historic district | Upper West Side / Central Park West Historic District |
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| Designated | 30 Sep 2026 |
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Landmark status restricts exterior alterations and may require city approval for any work — a real constraint on both cost and timeline.
Value & taxes
Assessment
| Assessed total | $3,723,300 |
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| Assessed land | $981,000 |
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| Assessed building | $2,742,300 |
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| Market value on record | $8,274,000 |
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| Assessed as % of market | 45.0% |
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Tax
| Tax class | 2 |
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| Taxable assessed | $3,126,510 |
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| Tax rate | 12.502% |
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| Estimated annual levy | $390,876.28 |
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The levy is an estimate — taxable value × the published rate for the class. It does not account for exemptions or abatements the property may carry, and will not match an actual bill. It is not the property's total debt to the city: unpaid tax and water arrears are not shown anywhere on this page.
Assessed value by year
| Year | Assessed value | Change |
|---|
| 2027 | $3,723,300 | — |
| 2026 | $3,307,950 | +12.6% |
| 2025 | $2,905,200 | +13.9% |
| 2024 | $2,435,400 | +19.3% |
| 2023 | $3,260,700 | -25.3% |
Building & occupancy
Structure
| Year built | 1921 |
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| Floors | 6 |
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| Building area | 26,910 sq ft |
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| Residential area | 26,910 sq ft |
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| Commercial area | — |
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Occupancy
| Total units | 42 |
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| Residential units | 42 |
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| Rent-stabilized | 16 |
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| Free Market / Other | 26 |
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| Residential Avg unit size | 641 sq ft (calculated) |
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| Building class | D1 |
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Neighborhood, risk & energy
Neighborhood & transit
| Nearest subway | 81 St-Museum of Natural History (C, B) — 0.19 mi |
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| School district | 3 |
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| Police precinct | 20 |
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| Nearest firehouse | Division 3/Ladder 25 — 207 West 77th Street |
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Location risk
| Flood zone | Minimal hazard (Zone X) |
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| Hurricane evacuation zone | Not in an evacuation zone |
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Energy & emissions
| Energy grade | A |
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| Energy use intensity | 61.1 kBtu/ft² |
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| Greenhouse-gas emissions | 110 metric tons/yr |
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Comparable sales
| Address | Sale date | Price | Sq ft | $/sq ft |
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| 20 West 77th Street, 7b | 2026-06-10 | $1,800,000 | — | — |
| 16 West 77th St, 16e | 2026-03-26 | $7,900,000 | — | — |
| 40 West 77th Street, 12d | 2026-03-18 | $1,040,000 | — | — |
| 40 West 77th Street, 10d | 2026-02-27 | $1,250,000 | — | — |
| 6 West 77th Street, 14d | 2026-01-08 | $495,000 | — | — |
| 20 West 77th St, 11a | 2026-01-08 | $2,975,000 | — | — |
| 20 West 77th Street, 15a | 2025-12-18 | $2,900,000 | — | — |
| 44 West 77th Street, 8w | 2025-10-28 | $4,999,000 | — | — |
Record activity
Compliance calculated
| Open violations | 7 |
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| Open per residential unit | 0.2 (calculated) |
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| Enforcement penalties | $0.00 |
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| Safety-violation penalties | Not available |
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| Total penalties owed | — |
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| On tax-lien sale list | No |
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Activity
| Complaints recorded | 42 |
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| Permits / alterations | 17 |
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| Recorded documents | 77 |
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| Legal proceedings | 0 |
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Total penalties owed combines two separate debts — enforcement penalties (from summonses) and safety-violation penalties (unfiled inspections and reports on boilers, elevators, facades and energy use). The second kind accrues quietly and is routinely missed; it is a standing debt on the building, not a fine someone can walk away from. The safety figure could not be retrieved for this property, so no total is shown — we would rather show nothing than a total that silently omits it. Neither figure includes unpaid property tax or water and sewer arrears, which are frequently the largest number of all and appear nowhere on this page. For a true payoff figure, go to the city directly.
Ownership & last recorded sale
Owner of record
| Owner | 77th Street Rlty Asoc Lp |
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| Parcel | 1011290047 |
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| Block | 1129 |
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| Lot | 47 |
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| Mortgage on record | $1,205,795 (2022) — Ridgewood Savings Bank |
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| Fixture liens | 3 active fixture liens |
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Last recorded transfer
| Date | 14 Oct 1993 |
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| Recorded price | $0 |
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| Price per unit | Not meaningful |
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| Price vs assessed | Not meaningful |
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Owner of record comes from the public land-use record and may lag a recent sale. It is frequently a holding company rather than an individual. If you own or manage this property and believe something here is wrong, tell us — we read and respond to every message of that kind.
Open violations
Open violations only. A violation that was raised and later corrected is not counted — an older building accumulates hundreds of those, and the number says more about its age than its condition.
Complaints
A complaint is an allegation, not a finding — many are dismissed. A sustained pattern is nevertheless informative about how a building is run.
Permits & alterations
The absence of a permit does not prove no work was done — it may equally mean work was done without one.
Recorded documents
Deeds, mortgages and related instruments recorded against the lot. A recorded amount is not necessarily a market price.
Showing the 50 most recent of 77. The full set is available in the interactive report.
About this page
Compiled from New York City public records — data retrieved 49 days ago. Coverage on this parcel: 15 of 15 record groups populated. The derived figures — unused floor-area ratio, buildable area, the assessed-value trend and the per-unit ratios — are calculated by us and appear in no public dataset; the formulas are in the methodology.
This is a research tool, not advice. It is not a title search, a lien search, a survey or an inspection, and it does not replace any of them. If a figure here matters to a decision, verify it at the source. See Terms.