What is the rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $3,590 per month.

What is the rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,150 to $4,395 per month, with a median of $3,772.

What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,250 per month.

What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $6,240 to $6,400 per month, with a median of $6,320.

What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $1,018 to $1,695 per month, with a median of $1,356.

What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,942 per month.

What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $3,750 per month.

What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,495 per month.

What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,995 to $8,995 per month, with a median of $6,495.

What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,790 to $7,519 per month, with a median of $7,519.

What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $5,500 to $7,295 per month, with a median of $6,397.

What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,895 per month.

What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,400 per month.

What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?

Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,385 per month.

How does rent at 85 JOHN STREET, Manhattan, NY, 10038 compare to the neighborhood?

Compared to other buildings in the 10038 zip code: studio rents are about 9% below the neighborhood median; studio rents are about 5% below the neighborhood median; 1-bedroom rents are about 8% above the neighborhood median; 1-bedroom rents are about 9% above the neighborhood median; 1-bedroom rents are about 77% below the neighborhood median; 1-bedroom rents are about 20% above the neighborhood median; 1-bedroom rents are about 35% below the neighborhood median; 2-bedroom rents are about 34% below the neighborhood median; 2-bedroom rents are about 34% below the neighborhood median; 2-bedroom rents are about 24% below the neighborhood median.

Is 85 JOHN STREET, Manhattan, NY, 10038 rent stabilized?

Yes, 85 JOHN STREET, Manhattan, NY, 10038 is rent stabilized with 14 stabilized units. Rent-stabilized tenants have protections limiting annual rent increases and providing lease renewal rights.

How much has rent changed at 85 JOHN STREET, Manhattan, NY, 10038?

Rent at 85 JOHN STREET, Manhattan, NY, 10038 has decreased by 13% since 2024-07, going from $4,557 to $3,963 as of 2026-01.

When is the cheapest time to rent at 85 JOHN STREET, Manhattan, NY, 10038?

Based on historical listing data, February tends to be the most affordable month to sign a lease at 85 JOHN STREET, Manhattan, NY, 10038, while June is typically the most expensive. Timing your move to February could save approximately 8% compared to peak pricing.

Who is the landlord of 85 JOHN STREET, Manhattan, NY, 10038?

The registered owner of 85 JOHN STREET, Manhattan, NY, 10038 is HENRY 85. You can view their full portfolio of buildings on Lucid Rents.

Is the landlord of 85 JOHN STREET, Manhattan, NY, 10038 a good landlord?

85 JOHN STREET, Manhattan, NY, 10038, owned by HENRY 85, has an overall grade of A (4.4/5) on Lucid Rents. The building has 2 recorded violations. Tenants have left 27 reviews. Check tenant reviews for firsthand experiences.

What is the building rating for 85 JOHN STREET, Manhattan, NY, 10038?

85 JOHN STREET, Manhattan, NY, 10038 has an overall grade of A with a score of 4.4 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.

Are there violations or complaints at 85 JOHN STREET, Manhattan, NY, 10038?

Yes, 85 JOHN STREET, Manhattan, NY, 10038 has 2 housing violations and 154 complaints on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.

Are there eviction filings at 85 JOHN STREET, Manhattan, NY, 10038?

Yes, there are 1 eviction record on file for 85 JOHN STREET, Manhattan, NY, 10038. The most recent was in August 2026. Eviction records are public information sourced from city marshal data.

Has 85 JOHN STREET, Manhattan, NY, 10038 had any Department of Buildings violations?

Yes, 85 JOHN STREET, Manhattan, NY, 10038 has 73 Department of Buildings violations on record. These can include issues related to construction safety, building codes, and structural concerns.

What amenities does 85 JOHN STREET, Manhattan, NY, 10038 have?

85 JOHN STREET, Manhattan, NY, 10038 offers 27 amenities including Doorman, Elevator, Fios Available, Central Air, Dishwasher, Fireplace, Furnished, Hardwood Floors, and more. View the full amenity list on the building page.

Does 85 JOHN STREET, Manhattan, NY, 10038 allow pets?

85 JOHN STREET, Manhattan, NY, 10038 lists pet-friendly amenities (Pet Friendly). Contact the building management to confirm current pet policies and any breed or size restrictions.

Does 85 JOHN STREET, Manhattan, NY, 10038 have laundry facilities?

Yes, 85 JOHN STREET, Manhattan, NY, 10038 offers laundry amenities: Dishwasher, Washer/dryer, Laundry Connections in Unit, Laundry On-Site, Laundry Facility, Laundry Facility, Dishwasher.

Does 85 JOHN STREET, Manhattan, NY, 10038 have a doorman or concierge?

85 JOHN STREET, Manhattan, NY, 10038 offers the following security and access amenities: Doorman, Doorman.

What schools are near 85 JOHN STREET, Manhattan, NY, 10038?

There are 10 schools near 85 JOHN STREET, Manhattan, NY, 10038, including 4 public schools, 3 charter schools, 3 private schools. Nearby schools include Spruce Street School (4 min walk), The Peck Slip School (5 min walk), The Peck Slip School (5 min walk), High School Of Economics And Finance (6 min walk), New York City Charter School Of The Arts (5 min walk), and more.

What public transit is near 85 JOHN STREET, Manhattan, NY, 10038?

85 JOHN STREET, Manhattan, NY, 10038 has 4 transit options nearby. The closest include: bus: WATER ST/JOHN ST (QM25, QM11), 0.13 mi away.

Is 85 JOHN STREET, Manhattan, NY, 10038 safe? What is the crime rate nearby?

The 10038 zip code where 85 JOHN STREET, Manhattan, NY, 10038 is located had 828 crime incidents in the past 2 years, including 83 violent crimes, 248 property crimes, and 497 quality-of-life incidents. Check the neighborhood report card for 10038 for full details.

When was 85 JOHN STREET, Manhattan, NY, 10038 built and how many units does it have?

85 JOHN STREET, Manhattan, NY, 10038 was built in 1926, has 14 floors, contains 163 total units, 160 of which are residential.

How energy efficient is 85 JOHN STREET, Manhattan, NY, 10038?

85 JOHN STREET, Manhattan, NY, 10038 has an ENERGY STAR score of 41 out of 100 and a site energy use intensity (EUI) of 59.3 kBtu/ft² (2024 data). This suggests there is room for energy efficiency improvement.

What do tenants say about living at 85 JOHN STREET, Manhattan, NY, 10038?

85 JOHN STREET, Manhattan, NY, 10038 has 3 tenant reviews with an average rating of 4.0 out of 5. 0 out of 3 reviewers would recommend this building.

85 JOHN STREET — Rent Intelligence for Financial District, NYC

Financial District · Manhattan, NY, 10038

Built 192614 floors163 unitsBBL 1000770001

Current rent range

$1,018 – $8,995 / mo

14 bedroom bands tracked · sampled from recent listings · rent stabilized

Leave a review

★★★★★3.527 reviews

Verified reviewsH8Owned byHENRY 853 bldgs

85 JOHN STREET

Manhattan, NY, 10038

85 JOHN STREET is a prewar 1926 building, 14 floors, 163 units in Financial District, NYC. Owned by HENRY 85. Public records show 75 open violations, 154 311 complaints, 1 active litigation matter on file. Tenant-impact history includes 1 eviction. Rent stabilization on file covers 14 units (registered 2024). Lucid Rents has 27 verified tenant reviews on this building.

HPD violations2last 7 years · class A, B, C

Evictions filed1last 7 years

Tenant reviews273.5 ★ avg

Rent-stab units163DHCR records

Building age100 ybuilt 1926

311 complaints154last 7 years

01 / 10

Rental intelligence.

Neighborhood Median Rent

Manhattan · March 2026

Studio

$3,590/mo

1 listing

Studio

$3,772/mo

56 listings

1 BR

$6,250/mo

1 listing

1 BR

$6,320/mo

64 listings

1 BR

$1,356/mo

1 listing

1 BR

$6,942/mo

1 listing

1 BR

$3,750/mo

1 listing

2 BR

$6,495/mo

1 listing

2 BR

$6,495/mo

49 listings

2 BR

$7,519/mo

2 listings

3 BR

$6,397/mo

25 listings

3 BR

$6,895/mo

1 listing

3 BR

$6,400/mo

1 listing

3 BR

$6,385/mo

1 listing

This building is rent stabilized — actual rents typically trade below neighborhood medians.

Seasonal Pattern

Best & worst months to sign a lease

Cheapest

February

Most expensive

June

JFMAMJJASOND

Potential savings: ~8% by timing your move to February.

Rent vs. area median Manhattan

Studio

This building: $3,590 – $3,590

9% belowArea: $3,951

1 BR

This building: $6,250 – $6,250

8% aboveArea: $5,797

2 BR

This building: $6,495 – $6,495

34% belowArea: $9,836

3 BR

This building: $5,500 – $7,295

—Area: —

Units Historic Rent 4 listings

Studio$3,9951 listing

1 Bed$3,9301 listing

2 Bed$4,7502 listings

3 Bed$6,7001 listing

Neighborhood Rent Range Manhattan

Studio1 listing

$3,951

$3,951

1 Bed1 listing

$6,250

$5,623 – $5,970

2 Bed1 listing

$9,836

$9,836

3 Bed25 listings

$6,397

$5,500 – $7,295

Range (P25 – P75)MedianBased on recent listings in Manhattan

01 / 09

Rental intelligence.

02 / 10

Neighborhood risks.

within 0.75 mi

197 nearby

within 0.75 mi

Public-safety

shelters, methadone, halfway, sex offenders

24/7 Noise

sirens, construction, schools, rail, avenue traffic

Environmental

brownfields, industrial zones, sanitation

Block-level

869

311 noise, rats, bedbug history

Sources: NYC DHS · DOB · 311 · DSNY · FDNY · NYS DCJS · NYS DECSee full report

02 / 10

Neighborhood risks.

02 / 10

Violations, 311, & more.

hpd · dob · 311 · acris
last 7 years

Violation & Complaint Trends

Monthly counts over the last 7 years · all data sources

Steady

HPDTop Violations

2 total

Pest Infestation
2

311Top Complaints

154 total

Noise - Residential
82
Noise
42
Noise - Street/Sidewalk
9
Illegal Parking
7
Request Large Bulky Item Collection
6

DOBTop Filings

73 total

DOB Violations
73

EvictionsEvictions

1 filed

Evictions filed
1

Violations by Unit

(1 unit)

UnitViolationsOpenLast Inspected

Recent records

Last 7 years

Class AVIOLATION DISMISSEDMar 15, 2023
(A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS.
Class AVIOLATION DISMISSEDApr 1, 2021
(A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS.

See all 2 HPD records

02 / 09

Violations, 311, & more.

03 / 10

What tenants actually say.

3.5 /5

★ ★ ★ ★ ★

27 reviews

5★

22%

4★

22%

3★

41%

2★

15%

1★

Unit 5C Pros: Management is responsive. Very clean and management team is very friendly. Cons: Amenities could use some work. Gym has outdated equipment that’s really starting to wear and not a lot of seating in the co…

positiveJan 2026

Anonymous

Pros: Great building. Always felt safe with the 24/7 doormen. Doormen/staff are so nice and helpful. Cons: Service off the WiFi was bad in my unit. Advice to landlord: Love this building.

positiveAug 2025

Anonymous

If you want to sleep to loud buzzing noises, feel permanently parched, and surrounded in dust, 85 John street is for you. No ventilation in the bathroom whatsoever, windows are hard to open, dust collects so fast I can&a…

negativeJul 2024

Anonymous

View all 27 reviews

03 / 09

What tenants actually say.

04 / 10

Building amenities.

Building Amenities

22 amenities

BUILDING

Doorman
Elevator

OUTDOOR

Private Outdoor Space

FITNESS

PARKING & BIKES

Parking

LAUNDRY

Dishwasher
Washer/dryer
Laundry Connections in Unit
Laundry On-Site
Laundry Facility

PET FRIENDLY

Pet Friendly

OTHER

Fios Available
Central Air
Fireplace
Furnished
Hardwood Floors
View
Rent Stabilized
Has Evictions
Good Cause
Furnished Available
Air Conditioning

04 / 09

Building amenities.

05 / 10

The landlord.

HENRY 85

Portfolio of 3 buildingsHead officer: PETER LEVENSONMail: 300 EAST 34TH ST, NEW YORK, NY, 10016

Portfolio-level grade reflects the landlord's buildings across NYC, weighted by unit count. Individual building grades may differ.

View full landlord profile

buildings

4.4

avg score / 5

A-

portfolio grade

nearby owned

Ownership timeline · this building

ACRIS deeds and regulatory filings

1926Building constructed163 units · 14 floors
nowHENRY 85Owner of record per HPD registration · manages 3 buildings · registration active through 2026-09-01.

05 / 09

The landlord.

06 / 10

Crime & safety.

10038 · last 12 months

Safety & Crime

Very safeSafety score · last 12 months

NYPD CompStat · updated weekly

LAST 12 MONTHS · 10038

Violent83

Property248

Quality-of-life497

Total incidents828

07 / 10

About this area.

Financial District · 10038

85 JOHN STREET · Manhattan · 40.708° N, -74.007° W

Walk

Transit

Bike

Estimated from nearby transit & amenity data

4 bus stops nearby3 min

7 schools nearby4 min

Nearby Transit

BUS

WATER ST/JOHN STQM25QM11
0.1 mi3 min
WATER ST/JOHN STM15
0.1 mi3 min
WATER ST/MAIDEN LNQM7SIM15QM8QM65
0.2 mi3 min
WATER ST / PINE STBM1BM3BM4BM2
0.2 mi4 min

Nearby Schools & Colleges

PUBLIC SCHOOLS

Spruce Street SchoolK-8
0.2 mi4 min
The Peck Slip SchoolElementary
0.3 mi5 min
The Peck Slip SchoolElementary
0.3 mi5 min
High School Of Economics And FinanceHigh School
0.3 mi6 min

CHARTER SCHOOLS

New York City Charter School Of The ArtsMiddle School
0.2 mi5 min
Kwenda Collegiate Girls Charter SchoolCharter
0.2 mi5 min
Compass Charter SchoolCharter
0.3 mi5 min

PRIVATE SCHOOLS

Titus SchoolElementary
0.0 mi1 min
Nysarc, Inc-Nyc ChapterElementary
0.1 mi1 min
Quad Preparatory Upper SchoolMiddle School
0.1 mi2 min

The neighborhood

Financial District

The South Street Seaport and Civic Center area bridges FiDi and the Brooklyn Bridge. City Hall, the courthouses, and the revamped Pier 17 rooftop concert venue make it a unique mix of government, history, and waterfront entertainment.

742buildings tracked4.1avg LucidIQ$5,797median 1BR

23,343population$100kmedian income73%renters

HistoricWaterfrontCivic CenterViewsEvolving

Explore Financial District

Neighborhood overview

Financial District→

Vibe · top buildings · landlords · schools · transit

Crime in 10038

See full breakdown→

Incident type · 6-month trend · vs. New York City average

Rent trends in Financial District

Median rent & comparables→

1BR & 2BR averages · month-over-month · current listings

Nearby neighborhoods to explore

Financial District· 0.33 mi Tribeca· 0.44 mi Financial District· 0.49 mi Financial District· 0.53 mi Battery Park City· 0.67 mi

Browse all NYC neighborhoods

06 / 10

Crime & safety.

07 / 10

About this area.

08 / 10

History of the building.

construction · ownership · permits

At a glance

Year built1926

Floors14

Total units163

Rent-stab units163

ClassD7

BBL1000770001

192019301940195019601970198019902000201020202030

1926

Building constructed

163 units · 14 floors · class D7

2024

Rent stabilization on file

14 stabilized units registered.

now

Current owner: HENRY 85

Portfolio includes 3 buildings.

Recent Activity

20 events

EvictionHIGHAug 14, 2026
Eviction Executed — Apt 8M — Eviction
311MEDIUMMar 7, 2026
Noise - Residential — Loud Music/Party
311MEDIUMMar 7, 2026
Noise - Residential — Loud Music/Party
311MEDIUMMar 7, 2026
Noise - Residential — Loud Music/Party
311MEDIUMMar 7, 2026
Noise - Residential — Loud Music/Party
311MEDIUMFeb 22, 2026
Noise - Residential — Loud Music/Party
311MEDIUMJan 18, 2026
Noise - Residential — Loud Music/Party
311MEDIUMJan 5, 2026
Noise - Residential — Loud Music/Party
311MEDIUMNov 1, 2025
Noise - Residential — Loud Music/Party
311MEDIUMNov 1, 2025
Noise - Residential — Banging/Pounding

07 / 09

History of the building.

10 / 10

Frequently asked questions.

What is the rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $3,590 per month.
What is the rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a studio at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,150 to $4,395 per month, with a median of $3,772.
What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,250 per month.
What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $6,240 to $6,400 per month, with a median of $6,320.
What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $1,018 to $1,695 per month, with a median of $1,356.
What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,942 per month.
What is the rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 1-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $3,750 per month.
What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,495 per month.
What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,995 to $8,995 per month, with a median of $6,495.
What is the rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 2-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $3,790 to $7,519 per month, with a median of $7,519.
What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 ranges from $5,500 to $7,295 per month, with a median of $6,397.
What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,895 per month.
What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,400 per month.
What is the rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038?
Based on recent listing data, rent for a 3-bedroom at 85 JOHN STREET, Manhattan, NY, 10038 is approximately $6,385 per month.
How does rent at 85 JOHN STREET, Manhattan, NY, 10038 compare to the neighborhood?
Compared to other buildings in the 10038 zip code: studio rents are about 9% below the neighborhood median; studio rents are about 5% below the neighborhood median; 1-bedroom rents are about 8% above the neighborhood median; 1-bedroom rents are about 9% above the neighborhood median; 1-bedroom rents are about 77% below the neighborhood median; 1-bedroom rents are about 20% above the neighborhood median; 1-bedroom rents are about 35% below the neighborhood median; 2-bedroom rents are about 34% below the neighborhood median; 2-bedroom rents are about 34% below the neighborhood median; 2-bedroom rents are about 24% below the neighborhood median.
Is 85 JOHN STREET, Manhattan, NY, 10038 rent stabilized?
Yes, 85 JOHN STREET, Manhattan, NY, 10038 is rent stabilized with 14 stabilized units. Rent-stabilized tenants have protections limiting annual rent increases and providing lease renewal rights.
How much has rent changed at 85 JOHN STREET, Manhattan, NY, 10038?
Rent at 85 JOHN STREET, Manhattan, NY, 10038 has decreased by 13% since 2024-07, going from $4,557 to $3,963 as of 2026-01.
When is the cheapest time to rent at 85 JOHN STREET, Manhattan, NY, 10038?
Based on historical listing data, February tends to be the most affordable month to sign a lease at 85 JOHN STREET, Manhattan, NY, 10038, while June is typically the most expensive. Timing your move to February could save approximately 8% compared to peak pricing.
Who is the landlord of 85 JOHN STREET, Manhattan, NY, 10038?
The registered owner of 85 JOHN STREET, Manhattan, NY, 10038 is HENRY 85. You can view their full portfolio of buildings on Lucid Rents.
Is the landlord of 85 JOHN STREET, Manhattan, NY, 10038 a good landlord?
85 JOHN STREET, Manhattan, NY, 10038, owned by HENRY 85, has an overall grade of A (4.4/5) on Lucid Rents. The building has 2 recorded violations. Tenants have left 27 reviews. Check tenant reviews for firsthand experiences.
What is the building rating for 85 JOHN STREET, Manhattan, NY, 10038?
85 JOHN STREET, Manhattan, NY, 10038 has an overall grade of A with a score of 4.4 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.
Are there violations or complaints at 85 JOHN STREET, Manhattan, NY, 10038?
Yes, 85 JOHN STREET, Manhattan, NY, 10038 has 2 housing violations and 154 complaints on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.
Are there eviction filings at 85 JOHN STREET, Manhattan, NY, 10038?
Yes, there are 1 eviction record on file for 85 JOHN STREET, Manhattan, NY, 10038. The most recent was in August 2026. Eviction records are public information sourced from city marshal data.
Has 85 JOHN STREET, Manhattan, NY, 10038 had any Department of Buildings violations?
Yes, 85 JOHN STREET, Manhattan, NY, 10038 has 73 Department of Buildings violations on record. These can include issues related to construction safety, building codes, and structural concerns.
What amenities does 85 JOHN STREET, Manhattan, NY, 10038 have?
85 JOHN STREET, Manhattan, NY, 10038 offers 27 amenities including Doorman, Elevator, Fios Available, Central Air, Dishwasher, Fireplace, Furnished, Hardwood Floors, and more. View the full amenity list on the building page.
Does 85 JOHN STREET, Manhattan, NY, 10038 allow pets?
85 JOHN STREET, Manhattan, NY, 10038 lists pet-friendly amenities (Pet Friendly). Contact the building management to confirm current pet policies and any breed or size restrictions.
Does 85 JOHN STREET, Manhattan, NY, 10038 have laundry facilities?
Yes, 85 JOHN STREET, Manhattan, NY, 10038 offers laundry amenities: Dishwasher, Washer/dryer, Laundry Connections in Unit, Laundry On-Site, Laundry Facility, Laundry Facility, Dishwasher.
Does 85 JOHN STREET, Manhattan, NY, 10038 have a doorman or concierge?
85 JOHN STREET, Manhattan, NY, 10038 offers the following security and access amenities: Doorman, Doorman.
What schools are near 85 JOHN STREET, Manhattan, NY, 10038?
There are 10 schools near 85 JOHN STREET, Manhattan, NY, 10038, including 4 public schools, 3 charter schools, 3 private schools. Nearby schools include Spruce Street School (4 min walk), The Peck Slip School (5 min walk), The Peck Slip School (5 min walk), High School Of Economics And Finance (6 min walk), New York City Charter School Of The Arts (5 min walk), and more.
What public transit is near 85 JOHN STREET, Manhattan, NY, 10038?
85 JOHN STREET, Manhattan, NY, 10038 has 4 transit options nearby. The closest include: bus: WATER ST/JOHN ST (QM25, QM11), 0.13 mi away.
Is 85 JOHN STREET, Manhattan, NY, 10038 safe? What is the crime rate nearby?
The 10038 zip code where 85 JOHN STREET, Manhattan, NY, 10038 is located had 828 crime incidents in the past 2 years, including 83 violent crimes, 248 property crimes, and 497 quality-of-life incidents. Check the neighborhood report card for 10038 for full details.
When was 85 JOHN STREET, Manhattan, NY, 10038 built and how many units does it have?
85 JOHN STREET, Manhattan, NY, 10038 was built in 1926, has 14 floors, contains 163 total units, 160 of which are residential.
How energy efficient is 85 JOHN STREET, Manhattan, NY, 10038?
85 JOHN STREET, Manhattan, NY, 10038 has an ENERGY STAR score of 41 out of 100 and a site energy use intensity (EUI) of 59.3 kBtu/ft² (2024 data). This suggests there is room for energy efficiency improvement.
What do tenants say about living at 85 JOHN STREET, Manhattan, NY, 10038?
85 JOHN STREET, Manhattan, NY, 10038 has 3 tenant reviews with an average rating of 4.0 out of 5. 0 out of 3 reviewers would recommend this building.

09 / 09

Frequently asked questions.

10 / 10

NYC-specific insights.

Rent stabilization and seismic safety

Rent stabilizationProtected

DHCR registration & tenant protections

Yes

rent stabilized

stabilized units

2024

since

Stabilized units have annual rent-increase caps set by the Rent Guidelines Board and lease-renewal rights.

09 / 10

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Building record last updated August 19, 2026. Sourced from HPD, DOB, 311, and Lucid Rents data syncs.