3 E 89 St, New York, NY 10128

Size: px

Start display at page:

Download "3 E 89 St, New York, NY 10128"

Leo Blankenship
6 years ago
Views:

Michael Strauss-Cassel SC5W.com - 212-702-4027 P: 917-653-7887 F: 917-265-4744 MSC@SC5W.

1 Michael Strauss-Cassel SC5W.com P: F: MSC@SC5W.com Property Report for: 3 E 89 St, New York, NY A. Overview A1. Overview

2 Address Primary address 3 E 89 St Zip code Borough Manhattan Block & lot Sanborn map 108S022 Tax map Owner Name Address Property Taxes Natl Academy Of Desig 3 E 89 St New York, NY Tax class 4 Tax assessor's market value $5,834,000 Current tax bill $0 Neighborhood Neighborhood Carnegie Hill Community district 8 Closest Police station 0.59 Miles Closest Fire station 0.35 Miles School district number 2 Census tract Hazards & Environment Toxic site on this property Yes Neighboring toxic sites 4 Building Building class School or Academy (W3)? Building sq. ft. 15,512 Building dimensions 40 ft x ft Year built 1910 (estimated) Stories 5 Certificate of Occupancy Click here? Use Commercial units 1 Other sq. ft. 15,512 Lot Lot sq. ft. 4,028? Lot dimensions 40 ft x ft Corner lot No Buildings on lot 1 Zoning Zoning districts R10, R8B, PI? Zoning map 5d Historic district Expanded Carnegie Hill Floor Area Ratio (FAR) Residential FAR 10 Facility FAR 10 FAR as built 3.85? Allowed usable floor area 40,280 Usable floor area as built 15,508 A2. Your Notes No notes found. A3. Photos

3 Uploaded in September, 2014 by Christopher Bride Upload photos for this property Google StreetView Microsoft Bird's Eye View A4. Maps

4 A5. For Sale

5 A6. Sale & Property History No records found. B. Owners & Residents B1. Ownership Natl Academy Of Desig Address: 3 E 89 St Location: New York, NY Source: Assessment Roll Last recorded: 05/26/2016 Phone Lookup Link this owner to other properties See who is behind the LLC Add to Address Book See past the LLC: 3 Ways to Unmask the real Owner B2. Building Contacts Contact Details from Permits Registration Date Role Name Address Phone Number 12/06/2012 Owner Charles Biada National Academy Of Design Ave New York, NY /06/2012 Applicant Thomas E Newbold n/a n/a 07/11/2011 Owner David Kapp National Academy Of Design 07/11/2011 Applicant William Citron Citron Bros Plbg & Htg 06/30/2011 Applicant Jimmy Tuohy Eurostruct Inc Ave New York, NY (212) (212) n/a (718) n/a (718) /26/2010 Applicant Jane Stagebaerg n/a n/a 10/26/2010 Applicant Nathaniel E Oppenheimer n/a n/a C. Title History

6 C1. Liens SC5W has records of liens going back to 1985 and updates them nightly. No records found. C2. Title Documents Date Type Amount Party1 Party2 Link To Doc 02/24/1994 Sundry Agreement n/a n/a D. Sales & Value D1. Sales & Values Maps

Date of Last Sale This map attempts to put properties within different sold time ranges based on when the property was last sold.

Sorry, for this property we don't have any information about the time of the last sale.

Sorry, for this property we don't have any information about the price paid per square foot. E. Property Tax E1.

7 Date of Last Sale This map attempts to put properties within different sold time ranges based on when the property was last sold. It attempts to show the relationship of sales within a 36 month period when the map was last updated. Sorry, for this property we don't have any information about the time of the last sale. Sorry, for this property we don't have any information about the time of the last sale. Price per Square Foot Sorry, for this property we don't have any information about the price paid per square foot. Sorry, for this property we don't have any information about the price paid per square foot. E. Property Tax E1. Property Tax The following values are from the latest assessment roll and give information about the fiscal year 2016/2017. The City's fiscal year runs from July 1 to June 30. Market Value

8 The property tax assessment process starts when the city's assessors estimate a property's market value, based upon the available information. The assessors use three approaches to value the property: sales, cost, and income. The market value is generally defined as what the property would sell for in a competitive and open market. Assessed Value Land market value $2,980,000 Building market value + $2,854,000 Market value = $5,834,000 Assessed value is a calculation of the property value for tax purposes. It usually represents a percentage of the market value and is subject to limits on annual increases. Sometimes the city will exempt part of the assessed value from taxation, as an incentive to make improvements to an existing structure or to build on a vacant lot. There are also several tax reductions programs for residential properties that may apply and may lower the property's tax bill. Transitional Value Land assessed value $1,341,000 Building assessed value + $1,284,300 Assessed value = $2,625,300 Exemptions granted by city - $2,625,300 Net assessed value = $0 While the city's assessors have noted the rapid appreciation of property in New York City, the state understands that it would be burdensome for property taxes to rise too fast. Therefore, increases in the assessed value are phased in over a number of years. This introduces the transitional assessed value, which is a limit on the portion of the assessed value introduced into the tax base. When the assessed value is phased in, sometimes the exemptions are as well. Taxable Value Transitional land value $1,353,330 Transitional building value + $1,020,600 Transitional value = $2,373,930 Transitional exemption value - $2,373,930 Transitional net assessed value = $0 The taxable value, for 2016/2017, is the smaller of the city's net assessed value and the transitional net assessed value. Taxable value = $0 Property Tax Base tax is an estimate of what an owner not benefiting from tax exemptions or abatements would pay and is determined by multiplying the assessed value by the tax rate. Current tax is calculated by multiplying the taxable value by the tax rate. For a very small number of properties, owner-related exemptions (for which we currently don't have information) apply, and so the values given below may be slightly different from the official ones. In addition to exemptions, the city also grants tax abatements to some properties. An abatement is simply a discount which is subtracted directly from the current tax. This results in the property tax, the amount the current owner pays. Tax description Billable value Tax rate as billed June 2016 Tax amount Base tax $2,373,930 * % = $252, Exemption $2,373,930 - $252, Current tax $0 = $0.00 Total abatements - $0.00 Property tax as billed June 2016 = $0.00 After issuing the final tax assessment and issuing first quarter tax bills, the city typically adjusts the tax rate. This results in an adjustment to the property tax.

9 Tax description Billable value Final tax rate 16/17 Tax amount Base tax $2,373,930 * % = $251, Exemption $2,373,930 - $251, Current tax $0 = $0.00 Total abatements - $0.00 Property tax with final tax rate = $0.00 Property tax with final tax rate $0.00 Property tax as billed June $0.00 Property tax adjustment = $0.00 For more information please visit New York City's property tax section. Also, you can view this property's assessment, tax bill and account statements here. E2. Exemptions and Tax Abatements Both the City and State of New York offer property tax reductions through exemptions and abatements for residential property, commercial constructions, and properties used by governmental, industrial, and nonprofit organizations. Exemptions provide tax relief by reducing a property's assessed value, and abatements reduce taxes by applying credits to the amount of tax due. The information in this section presents a summary of the granted amounts and other related values of the benefit programs. Some of this data comes from NYC Department of Housing Preservation and Development (HPD) and the Department of Finance, departments which administer the J-51 Program and the 421a Program. Exemption Values 16/17 Land exemption value $1,341,000 Total exemption value $2,625,300 Transitional Exemptions 16/17 Transitional land exemption value Transitional total exemption value $1,353,330 $2,373,930 Code Exemption description Transitional exemption value Changing exempt total (25120) Nonprof Orgnztn-Educational $2,270,700 $103,230 E3. Assessment History Year Use code Market value Assessed value Taxable Tax rate% Base tax Property tax 2016/17 W3 $5,834,000 $2,625,300 $ % $251,019 $0 2015/16 W3 $5,525,000 $2,486,250 $ % $241,965 $0 2014/15 W3 $5,364,000 $2,413,800 $ % $233,226 $0 2013/14 W3 $4,967,000 $2,235,150 $ % $215,739 $0 2012/13 W3 $4,687,000 $2,109,150 $ % $207,906 $0 2011/12 W3 $4,687,000 $2,109,150 $ % $196,596 $0 2010/11 W3 $4,550,000 $2,047,500 $ % $188,493 $0 2009/10 W3 $4,330,000 $1,948,500 $ % $178,659 $0

Year Use code Market value Assessed value Taxable Tax rate% Base tax Property tax 2008/09 W3 $4,200,000 $1,890,000 $0 10.241% $162,309 $0 2007/08 W3 $3,750,000 $1,687,500 $0 10.

558% $144,590 $0 2003/04 W3 $2,900,000 $1,305,000 $0 11.431% $137,857 $0 E4. Tax per Square Foot On this map, you can see the tax value paid per square foot for this property. Property Tax $241,965.

10 Year Use code Market value Assessed value Taxable Tax rate% Base tax Property tax 2008/09 W3 $4,200,000 $1,890,000 $ % $162,309 $0 2007/08 W3 $3,750,000 $1,687,500 $ % $147,656 $0 2006/07 W3 $3,480,000 $1,566,000 $ % $153,012 $0 2005/06 W3 $3,280,000 $1,476,000 $ % $148,357 $0 2004/05 W3 $2,900,000 $1,305,000 $ % $144,590 $0 2003/04 W3 $2,900,000 $1,305,000 $ % $137,857 $0 E4. Tax per Square Foot On this map, you can see the tax value paid per square foot for this property. Property Tax $241, Tax Year 2015/2016 Square Foot SqFt Tax per sqft: $15.60 Tax per SqFt: $15.60 F. Development & Use F1. Building Class The building class specifies how a property is used or what type of building is present on that property. Building classes range from A to Z (excluding X.) There are at most 10 different sub-classes within each building class (ranging from 0 to 10.) These building classes cover all property uses from residential and commercial to government buildings and parks.

These basic zoning districts are subdivided by the intensity of use. Development is governed by the use, bulk, and parking requirements of the zoning district.

11 Legend Building Class: School or Academy (W3) The full list of building classes can be found here. F2. Zoning New York City is divided into three basic zoning districts: residential (R), commercial (C) and manufacturing (M). These basic zoning districts are subdivided by the intensity of use. Development is governed by the use, bulk, and parking requirements of the zoning district. Zoning Designation Residential Special districts R10, R8B PI Rezoning Projects No Rezoning Projects found. For more information about zoning district regulations, click here. This map was created from the NYC Department of City Planning's online zoning map files. It includes updates found in those files through 06/21/16. Residential R10, R8B

R10 districts are mapped along portions of Fifth and Park Avenues in Manhattan; however, most buildings that conform to the R10 building envelope are found in commercial districts with a residential

Much of Midtown, Lower Manhattan and major avenues in Manhattan, as well as parts of Downtown Brooklyn and Long Island City, are mapped at R10

12 R10 districts are mapped along portions of Fifth and Park Avenues in Manhattan; however, most buildings that conform to the R10 building envelope are found in commercial districts with a residential district equivalent of R10, the highest residential density in the city. Much of Midtown, Lower Manhattan and major avenues in Manhattan, as well as parts of Downtown Brooklyn and Long Island City, are mapped at R10 density. The floor area ratio (FAR) is Developers may choose between Quality Housing regulations or tower regulations; height factor regulations are not applicable. Residential and mixed buildings can receive a residential floor area bonus for the creation or preservation of affordable housing, pursuant to the Inclusionary Housing Program. More info R8B contextual districts usually present the same unified blocks of 'brownstone rowhouses as R5B and R6B districts but the higher floor area ratio (FAR) of 4.0 creates a taller building that is commonly found on the narrow side streets of the Upper West Side and the Upper East Side in Manhattan. The mandatory Quality Housing bulk regulations encourage new six-story apartment buildings, with a setback at the top story, that fit in well with the rows of 19th century houses. More info Special District PI The Special Park Improvement District (PI) was created to preserve the residential character and architectural quality of Fifth and Park Avenues from East 59th to East 111th Streets. It limits the height of new buildings to 210 feet or 19 stories, whichever is less, and mandates street wall continuity. No bonus is allowed. More info Map Disclaimer: Our maps are not official zoning maps. The print version of the NYC Zoning Resolution, which includes the zoning maps, together with any amendments adopted by the City Council subsequent to the most recent update to the print version, remains the official version of the Zoning Resolution. F3. Planimetric Map

Planimetric mapping is the capture of geographic features from aerial survey (capture of aerial photography).

Often referred to as planimetric features or simply planimetrics, these geographic features represent the base map data (i.e., layers: sidewalks, medians) for a specific area.

But the most important is the Floor Area Ratio, or FAR.

For example, if a lot is 2,000 square feet and has an allowable FAR of 4.0, then then you can't build a building larger than 8,000 square feet.

FAR values for this property are: Facility FAR 10,Commercial FAR 0 and Residential FAR 10.

13 Planimetric mapping is the capture of geographic features from aerial survey (capture of aerial photography). These are the visible features that can be digitized from aerial photography. Often referred to as planimetric features or simply planimetrics, these geographic features represent the base map data (i.e., layers: sidewalks, medians) for a specific area. Legend F4. Floor Area Ratio & Air Rights There are many rules that limit what you can build on a lot and how large it can be. But the most important is the Floor Area Ratio, or FAR. The FAR is expressed as a ratio of the size of the building in square feet to the size of the lot in square feet. For example, if a lot is 2,000 square feet and has an allowable FAR of 4.0, then then you can't build a building larger than 8,000 square feet. Max FAR depends on several factors including zoning, location and use. FAR values for this property are: Facility FAR 10,Commercial FAR 0 and Residential FAR 10. Area of lot in square feet 4,028 FAR x 10 Maximum usable floor area of building = 40,280 Available Air Rights by Parcel The building on this lot is smaller than the maximum set by the FAR. Thus it may be possible to add to the building (either more floors or an extension) or it may be possible to sell the "air rights" to a developer who owns a nearby lot. (Note: other factors may limit what you can do.) Maximum usable floor area 40,280 Usable floor area - 15,507 Unused buildable square = 24,772 feet ("air rights") Unused buildable square feet: 24,772

F5. Historic Districts & Landmarks In this map, view if the property is historically or architecturally significant. Find out if it's part of a historic district or a landmark.

Permits Pre filing date Job type Job description Link to job 12/6/2012 Alteration Type 2 10/26/2010 Alteration Type 2 10/26/2010 Alteration Type 2 10/26/2010 Alteration Type 2 1/30/2006 Alteration

14 F5. Historic Districts & Landmarks In this map, view if the property is historically or architecturally significant. Find out if it's part of a historic district or a landmark. Legend Landmark Name Expanded Carnegie Hill Historic District Type Historic District Designation Date 12/21/1993 Landmark Number LP F6. Permits Pre filing date Job type Job description Link to job 12/6/2012 Alteration Type 2 10/26/2010 Alteration Type 2 10/26/2010 Alteration Type 2 10/26/2010 Alteration Type 2 1/30/2006 Alteration Type 2 6/1/2001 Alteration Type 2 6/20/2000 Alteration Type 2 8/4/1998 Alteration Type 3 Boiler Replacement As Indicated On Plans. $168,000 Application Assigned To Plan Examiner Boiler Herewith Filing For Structural New Cellar & 1st Floor As Per Plans Fi Led. $5,000 Application Processed - Completed Structural Herewith Filing For Mechanical & Plumbing Work For School Renovations As Per P Lans Filed. $151,500 Application Processed - Completed Plumbing, Mechanical Herewith Filing For Renovations To First Floor Of School. Partitions, Ceilings & Finishes As Per Plans Filed. $560,000 Application Assigned To Plan Examiner General Construction Propose To Demolish Existing Partitions And Install New Partitions, As Shown On Plans. Modify Plumbi $60,000 Plan Exam - Disapproved Plumbing, General Construction Roofing Replacement And Bulkhead Recladd Ing As Per Drawings. No Chanin Use, Egress Or Occupancy Is Involved Under This Application. $150,000 Signed-Of Roofing Masonry Reconstruction And Roofing Repla Cement, As Per Drawings. Nochange In Use, Egress Or Occupancy Is In Volved Under This Application. $185,000 Signed-Of Masonry Roof Replacement And Masonry As Per Drawings. No Change Of Use, Egress Oroccupancy Is Involved Under This Application $176,000 Signed-Of Fire alarm, Roofing/Masonry / / / / / / / /01 G. Violations

15 G. Violations G1. Housing Preservation and Development Violations When excessive violations are present, this can adversely affect the support given by The NYC Department of Housing Preservation and Development (HPD). These violations can result in building-wide inspections, fees, and the requirement of extensive repair work to correct underlying conditions. In some cases, outstanding violations may result in a lien being placed on the property. It is also substantially more difficult to mortgage a building with extensive violations. On this color-coded map, view all properties with open violations that have been left uncorrected. Legend Please note: the NYC HPD is the only authoritative source for information on housing violations. Please consult the HPD website for up-to-date violations. SC5W obtains its records from HPD and updates them monthly. G2. ECB Violations There are eleven city agencies that administer the City's quality-of-life laws and issue Notices of Violation (NOVs) for alleged violations. The ECB is a separate and independent agency that hears challenges to those NOVs. The agencies that issue the most violations for real estate are: Department of Buildings (DOB) Department of Environmental Protection (DEP) Fire Department Landmarks Preservation Commission (LPC) Department of Sanitation SC5W obtains its ECB NOV records from the DOB and updates them nightly. Records go back to 1988 No records found. For more information about the ECB and the types of NOVs that it handles, visit its home page. H. Neighborhood H1. Distance To Schools

Elementary School Proximity See for which Elementary School is a property zoned for, what other public and private schools are available in the area, with exact distances from the property to the

16 Elementary School Proximity See for which Elementary School is a property zoned for, what other public and private schools are available in the area, with exact distances from the property to the school of interest. Legend Attended Elementary School(s) School name Distance (miles) School code Ps 6 Lillie D Blake M006 Nearest Public Elementary School (not zoned) Distance (miles) School name Ps 169 Robert F Kennedy School code 75M169 Principal Ms. Susan Finn Phone number Find more info at: NYC Department of Education Nearest Private Elementary School Distance (miles) School name St Davids School School code 02M823 Principal Dr. P David O'Halloran Phone number

Middle School Proximity See for which Middle School is a property zoned for, what other public and private schools are available in the area, with

Legend Attended Middle School(s) School name Distance (miles) School code Jhs 167 Robert F Wagner 0.

Susan Finn Phone number 3486140 Find more info at: NYC Department of Education Nearest Private Middle School Distance (miles) 0.

17 Middle School Proximity See for which Middle School is a property zoned for, what other public and private schools are available in the area, with exact distances from the property to the school of interest. Legend Attended Middle School(s) School name Distance (miles) School code Jhs 167 Robert F Wagner M167 Nearest Public Middle School (not zoned) Distance (miles) School name Ps 169 Robert F Kennedy School code 75M169 Principal Ms. Susan Finn Phone number Find more info at: NYC Department of Education Nearest Private Middle School Distance (miles) School name Spence School School code 02M830 Principal Ms. Ellanor Brizendine Phone number High School Proximity See for which High School is a property zoned for, what other public and private schools are available in the area, with exact distances from the property to the school of interest. Legend

Attended High School(s) No zoned school Nearest Public High School (not zoned) Distance (miles) 0.

Susan Finn Phone number 3486140 Find more info at: NYC Department of Education Nearest Private High School

Ellanor Brizendine Phone number 2895940 University Proximity See distance to closest university from your

18 Attended High School(s) No zoned school Nearest Public High School (not zoned) Distance (miles) School name Ps 169 Robert F Kennedy School code 75M169 Principal Ms. Susan Finn Phone number Find more info at: NYC Department of Education Nearest Private High School Distance (miles) School name Spence School School code 02M830 Principal Ms. Ellanor Brizendine Phone number University Proximity See distance to closest university from your property. Legend Nearest University/College Distance (miles) School name Icahn School of Medicine at Mount Sinai Find more info at: NYC Department of Education H2. Distance To Subway

Subway accessibility (nearest subway station) On this

Station lines: 4-5 - 6 Distance(ft): 1533.06 H3.

19 Subway accessibility (nearest subway station) On this color-coded map, view the nearest subway station for each building. Legend Station name: Lexington Ave - 86th St at NW corner Station lines: Distance(ft): H3. Urban Landscape Maps Year Built On this color-coded map, view the year each property was built. Legend Year Built: 1910

20 Building Stories On this map, view the number of stories per building. Legend Number of Stories: 5 H5. Demographics By Zip Code Demographic data shown in this section was gathered from the 2014 American Community Survey and refers to zip code Population Demographics Total population 62,447 Female population 57.6% Male population 42.4% Median age 38.7 Male median age 39.6 Female median age 38.1 Race & Ethnicity White 81.2% Black or african american 4.7% American indian 0.0% Asian 10.2% Other 3.8% Education No highschool 2.3% Some highschool or college 17.4% Bachelors degree 41.6% Other Citizens 88.8% Citizens born in US 75.8% English speakers 96.5% Economic/Employment Average household income $176,612 White collar 97.0% Blue collar 3.0% Housing Family households 43.1% Households with kids 18.8% Housing units 35,819 Occupied housing units 31,919 Owner occupied units 30.1% Average number of people per 1.95 household Median year structure built 1962 Houses with mortgages 57.1% Wealth Median value for units with a $975,900 mortgage Median value for units without a $1,000,001 mortgage Median gross rent $1,901 Median housing costs per month $1,983 Population in poverty 7.8% Journey to Work Work in a metropolitan area 99.9% Work at home 7.7% Go to work by car 9.1% Go to work after 10 am 11.0%

sites, and pollution discharges reported by local, state and federal government authorities.

Toxic Sites Total known or potential toxic sites on property: 1 Other Toxic Sites: x 1 Petroleum Bulk Storage Neighboring toxic sites: 4 Leaking Tanks and

21 I. Hazards & Environment I1. Toxic Sites You can get a Phase I Environmental Report Site Assessment or a Home Environmental Database Report for this property directly from Toxics Targeting by accessing this link. This screening map, provided to SC5W by Toxics Targeting, shows environmental hazards such as toxic dumps, garbage landfills, leaking tanks, hazardous waste sites, and pollution discharges reported by local, state and federal government authorities. Call TOXICS ( NYS only) or for more info. Toxic Sites Total known or potential toxic sites on property: 1 Other Toxic Sites: x 1 Petroleum Bulk Storage Neighboring toxic sites: 4 Leaking Tanks and Spills: x 1 Spill Other Toxic Sites: x 3 Haz Waste Generator or Transporter Total toxic sites near the property: 7 This toxic site data is found outside any specific property boundary. Other Toxic Sites: x 7 Haz Waste Generator or Transporter Map Disclaimer: Mapped locations are approximate; identified sites based on current and/or historic information; site symbols can refer to large properties; additional toxic sites are not mapped; contamination problems can impact properties far from toxic sources; sites include known and potential hazards; regulatory status of sites may have changed.

22 I2. Fema Flood Zones Map To understand flood zoning within the current neighborhood you can review the full map by clicking on this 'minimap'. Flood zoning codes, Fema map panel, and publication date all can be extracted for this target property. Legend Find out more about: FEMA Flood Hazard Map Note: This map was constructed using Fema Flood DFIRM data set. Link to the map for this property at FEMA's Map Service Center (may not be available in all locations) FEMA Flood Zoning FEMA flood zone(s) Costal barrier resources system area (COBRA) Floodway FEMA special flood hazard area Map panel ID X No No No F Distance to... Nearest distance to coastline.762 (miles) Compass direction to coastline 351 Nearest distance to 100 year 298 flood zone area (ft) Angle I3. After Sandy - FEMA Advisory Base Flood Elevation Map To understand FEMA advisory base flood elevation zoning within the current neighborhood you can review the full map by clicking on this 'minimap'. You can also compare after Hurricane Sandy ABFE zoning codes with the previously released official FEMA map. On this map, you can see if the property is located in a special advisory base flood elevation hazard area.

Legend Find out more about: FEMA Advisory Base Flood Elevation (ABFE) Glossary Note: This map was constructed using FEMA ABFE (After Hurricane Sandy) data set.

Legend Zone: X Disclaimer Copyright 2003-2016 by Property Research Partners LLC All data comes from government sources. No attempt has been made to validate it.

23 Legend Find out more about: FEMA Advisory Base Flood Elevation (ABFE) Glossary Note: This map was constructed using FEMA ABFE (After Hurricane Sandy) data set. Find your ABFE code at: FEMA Official Site. I4. Hurricane Evacuation Zones The map shows recent hurricane evacuation zones and evacuation reception centers. Legend Zone: X Disclaimer Copyright by Property Research Partners LLC All data comes from government sources. No attempt has been made to validate it. No attempt has been made to validate the accuracy of the programming of this web site. Do not rely on this report to support investment decisions. The only authoritative source for the information in this report is the government agencies from which the data was acquired.

Air Rights Reference Guide

Air Rights Reference Guide Revision Date August 15, 2016 City Center Real Estate Inc. 1010 Fifth Avenue New York, NY 10028 ROBERT I. SHAPIRO Founder (212) 396-9705 ris@citycenternyc.com RONALD NOVITA Executive