88 Greenwich Street
Composite verdict
88 Greenwich Street is a 38-floor, 452-unit condo building built in 1956, operated by Greenwich Club Residences in Lower Manhattan. HPD records show zero open violations across all classes and a fast landlord response rating — a genuinely strong maintenance record. The building is not rent-stabilized (0 of 80 registered units), so no tenant-protection pricing applies. The most significant concern is noise: the building earned an F-grade for noise activity, with 141 noise-related 311 calls in the past 12 months spanning residential (56), street/sidewalk (31), vehicle (28), and commercial (26) subtypes — worth probing carefully before signing.
Class B
Class C
past 12 months
units
(out of 100)
rent
rating
min walk
(311 complaints)
errands grade
nearby
- Noise data shows an F-grade with 141 noise complaints in the past 12 months, including 56 residential and 31 street/sidewalk complaints — which floors and which sides of the building are most affected, and what soundproofing measures exist in the units?
- The building has 0 rent-stabilized units out of 80 registered — can you confirm the lease terms, any planned rent increases, and whether any preferential rent arrangements apply to this unit?
- HPD shows zero open violations and a fast landlord response rating — can you provide the maintenance request log for this unit and the building's common areas over the past 12 months to verify that track record holds at the unit level?
- Crime score is 79/100 (B-grade) with 31 nearby incidents including 10 harassment and 4 assault cases, and 71% occurring during daytime — what building security measures are in place (door staff, cameras, intercom), and has there been any security-related incident inside the building recently?
- There were 48 'Homeless Person Assistance' 311 calls in the area — what is the typical situation around the building entrance and lobby, and how does management handle access control?
- The building was built in 1956 and is now 70 years old — what major infrastructure systems (boiler, plumbing, elevators, windows) have been updated, and are any capital improvement assessments planned that could affect monthly costs?
- Test noise levels in the unit at different times of day, particularly on lower floors and street-facing sides — the F-grade noise profile with residential, street, and vehicle subtypes all elevated suggests sound transmission could vary significantly by unit position.
- Inspect the lobby, elevator banks, and common hallways for condition and security controls (staffing, camera coverage, key-fob access points) — relevant given the daytime-heavy crime pattern and 48 nearby homeless-assistance calls.
- Check the unit's windows, plumbing fixtures, and any visible infrastructure (pipes, radiators, electrical panels) for signs of deferred maintenance — the building is 70 years old and even a clean HPD record doesn't guarantee recent system upgrades at the unit level.
88 Greenwich Street sits in Manhattan, ZIP 10006. The closest subway is Rector St (1) (1-minute walk), served by the 1, 2, 3, 4, 5, A, C, E, J, R, W, and Z lines. Within an 800-meter walk you'll find 139 restaurants, 82 cafes, 36 groceries, and 13 pharmacies — a walkable-errands grade of A. Nearby public schools include Leadership and Public Service High School (grades 9 to 12), a 2-minute walk. Noise activity over the past 12 months is very high noise activity — 141 noise complaints filed via 311, mostly residential noise. NYPD CompStat data places this precinct at a 79/100 safety score.
- Jun 12, 2025 "BASED ON COMMISSIONER'S SUSPENSION NOTIFICATION INTENDS TO REVOKE ALL PLUMBING APPROVALS AND PERMIT ISSUED UND…"
- Nov 1, 2023 "FAILURE TO CORRECT SWARMP CONDITIONS"
- Apr 22, 2023 "FAILURE TO SUBMIT AN EER PER AD. CODE SEC. 28-308.4 - MULTIPLE YEARS (2022)"
- AMERICA'S FINEST DELI, CORP.
- LAZ PARKING NEW YORK/NEW JERSEY, LLC
- CARLISLE PARKING LLC
- P.S. M094
- Battery Park City School
- Rector St (1)
- Rector St (R,W)
- Wall St (4,5)
- Broad St (J,Z)
- Bowling Green (4,5)
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