CUNY MSDS Capstone Project
Taxation Equity for NYC Co-ops
PK O’Flaherty
Coding Chunk 10
2025-08-10
Load Data
Here we load the data
# Check out packages
library(tidyverse)
library(dplyr)
#library(FNN)
#library(MASS)
#library(randomForest)
#library(caret)
#library(pdp)
#library(iml)
# Load data
df1 <- readRDS("~/Documents/D698/df.rds")Remove Condos
We noticed that Condos have one record per unit instead of one record
per building. We attempted to roll them up with the sum or
non-missingness of their other column values, however we were missing a
relevant record in the PLUTO database where condos are one record per
building to identify which lot number to use. Also we were missing
FINMKTTOT for condo records. An attempt to return to Coding
Chunks 5 and 6 to resolve the issue upstream didn’t preserve
FINMKTTOT so we’re removing condos to focus on co-ops and
non-condo Class 2 buildings.
This led to rerunning previous chunks to both exclude Condos but widen the scope from zip code 10019 to all of Manhattan.
Missing Values
There are lots of missing values:
colSums(is.na(df1))## PARID BORO BLOCK
## 0 0 0
## LOT EASEMENT YEAR
## 0 13349 0
## FINMKTTOT FINTAXCLASS BLDG_CLASS
## 0 0 0
## ZONING ZIP_CODE LOT_FRT
## 1 0 0
## LOT_DEP LOT_IRREG BLD_FRT
## 0 40 0
## BLD_DEP BLD_EXT BLD_STORY
## 0 195 0
## CORNER LAND_AREA NUM_BLDGS
## 9878 0 0
## YRBUILT YRALT1 YRALT2
## 0 0 0
## COOP_APTS UNITS CONDO_Number
## 0 0 13349
## GROSS_SQFT OFFICE_AREA_GROSS RESIDENTIAL_AREA_GROSS
## 0 0 0
## FINTAXFLAG cd bct2020
## 0 37 37
## bctcb2020 schooldist council
## 37 37 37
## firecomp policeprct healthcenterdistrict
## 37 37 37
## healtharea zonedist1 spdist1
## 37 40 11106
## ltdheight bldgclass landuse
## 13220 16 34
## easements histdist landmark
## 16 10749 13248
## builtfar residfar commfar
## 16 16 16
## facilfar bbl condono
## 16 16 13349
## tract2010 xcoord ycoord
## 37 37 37
## firm07_flag pfirm15_flag latitude
## 13027 12807 37
## longitude ASP
## 37 11424Significant Missingness
We’re dropping 37 records missing xcoord and ycoord. They presumably are the same records that have ~37 missing in the other columns.
We’re also dropping CONDO_Number, EASEMENT,
and condono since they are all missing.
df2 <- df1 %>%
filter(!is.na(xcoord))
df3 <- df2 %>%
dplyr::select(-CONDO_Number, -EASEMENT, -condono)
names(df2)## [1] "PARID" "BORO" "BLOCK"
## [4] "LOT" "EASEMENT" "YEAR"
## [7] "FINMKTTOT" "FINTAXCLASS" "BLDG_CLASS"
## [10] "ZONING" "ZIP_CODE" "LOT_FRT"
## [13] "LOT_DEP" "LOT_IRREG" "BLD_FRT"
## [16] "BLD_DEP" "BLD_EXT" "BLD_STORY"
## [19] "CORNER" "LAND_AREA" "NUM_BLDGS"
## [22] "YRBUILT" "YRALT1" "YRALT2"
## [25] "COOP_APTS" "UNITS" "CONDO_Number"
## [28] "GROSS_SQFT" "OFFICE_AREA_GROSS" "RESIDENTIAL_AREA_GROSS"
## [31] "FINTAXFLAG" "cd" "bct2020"
## [34] "bctcb2020" "schooldist" "council"
## [37] "firecomp" "policeprct" "healthcenterdistrict"
## [40] "healtharea" "zonedist1" "spdist1"
## [43] "ltdheight" "bldgclass" "landuse"
## [46] "easements" "histdist" "landmark"
## [49] "builtfar" "residfar" "commfar"
## [52] "facilfar" "bbl" "condono"
## [55] "tract2010" "xcoord" "ycoord"
## [58] "firm07_flag" "pfirm15_flag" "latitude"
## [61] "longitude" "ASP"Recategorize NAs
Next we replace NAs that should be flagged as zero or No. For example
firm07_flag is either NA or 1 so
we can replace the NAs with 0.
df4 <- df3 %>%
mutate(firm07_flag = replace_na(firm07_flag, 0)) %>%
mutate(pfirm15_flag = replace_na(pfirm15_flag, 0)) %>%
mutate(landmark = replace_na(landmark, 'None')) %>%
mutate(histdist = replace_na(histdist, 'None')) %>%
mutate(spdist1 = replace_na(spdist1, 'None')) %>%
mutate(CORNER = case_when(CORNER %in% c("CR", "NE", "SW", "NW", "SE") ~ "Yes", is.na(CORNER) | CORNER == "00" ~ "No")) %>%
mutate(ltdheight = replace_na(ltdheight, "None")) %>%
mutate(LOT_IRREG = replace_na(LOT_IRREG, "Unknown")) %>%
mutate(BLD_EXT = replace_na(BLD_EXT, "N")) %>%
mutate(landuse = replace_na(landuse, "Unknown"))We’re left with 4 NAs in zoning fields out of 94 options
and the significant missingness of ASP, or Average Sale
Price. Originally we thought this was ok to segregate from our model run
and compare for the ~14% of our data that we had sales data for however
we’ll drop it now to and save this as a potential future analysis
opportunity.
df4 %>%
is.na() %>%
colSums() %>%
.[. > 0]## ZONING zonedist1 ASP
## 1 3 11389Correlation Matrix
The correlation matrix is turning up a lot of extreme correlation. So
we removed a lot of labeling like ZIP_CODE and
YEAR, and duplicates like longitude and
xcoord.
Note we also took out cd, council,
policeprct and the two health care districts, because while
they are numbers, they are factors or labels, not quantitative
values.
Interestingly there is very little correlation to year of alteration
(YRALT1 YRALT2), except a slight negative
correlation between the first year of alteration and
FINMKTTOT which could suggest owners who are able to
rebuild buildings have the sophistication to protest, appeal or lobby
for smaller market value assessments from the DOF, or possibly had tax
incentives to
Many variables are highly correlated with each other, such as GROSS_SQFT, RESIDENTIAL_AREA_GROSS, and UNITS so we may need to handle multicollinearity.
When we were including Average Sale Price, it had a very low
correlation with FINMKTTOT, and while this may be because
we need to create a new field of average sale price times number of
units, it could also indicate that this tax assessment process is truly
diverged from market realities. (Note, this low correlation could have
been due to not enough values populated for Average Sale Price
instead.)
# Define the columns to exclude
exclude_cols <- c("bbl", "PARID", "BLOCK", "bctcb2020", "bct2020",
"latitude", "longitude", "ycoord", "xcoord", "LOT", "BORO", "YEAR",
"COOP_APTS", "firm07_flag", "pfirm15_flag", "LOT_DEP", "FINTAXCLASS", "ZIP_CODE", "LOT_FRT", "BLD_FRT", "BLD_DEP", "cd", "council", "policeprct", "healthcenterdistrict", "healtharea", "ASP")
# Create correlation matrix excluding those columns
correlations <- cor(
df4[, sapply(df4, is.numeric) & !names(df4) %in% exclude_cols],
use = "pairwise.complete.obs"
)
# Plot the correlations
corrplot::corrplot(correlations, method = "square", type = "upper", order = "original", tl.cex = 0.6, tl.srt = 45)
Clean Dataset for Modeling
We’ve identified a number of variables to remove before modeling with linear regression so we take that step now.
Aliasing
Also, there are a number of the qualitative fields that have
aliasing, where their values are linearly dependent on each other so we
cannot include them with modeling. We add them to the columns to exclude
below iteratively as they appear in the alias() test
below.
# Define the columns to exclude
exclude_cols_lrmodel <- c("bbl", "PARID", "bctcb2020", "bct2020",
"latitude", "longitude", "ycoord", "xcoord", "BORO", "YEAR",
"COOP_APTS", "firm07_flag", "pfirm15_flag", "LOT_DEP", "FINTAXCLASS", "ZIP_CODE", "LOT_FRT", "BLD_FRT", "BLD_DEP", "cd", "council", "policeprct", "healthcenterdistrict", "healtharea", "spdist1", "firecomp", "zonedist1", "bldgclass", "landuse", "tract2010", "RESIDENTIAL_AREA_GROSS", "residfar", "commfar", "facilfar", "ASP")
df5 <- df4 %>%
dplyr::select(-all_of(exclude_cols_lrmodel))
lm_model_test <- lm(FINMKTTOT ~ . - BLOCK - LOT, data = df5)
alias(lm_model_test)$Complete## NULLMulticollinearity
Our Variance Inflation Factors (VIF) indicate there is still yet
multicollinearity in our data, with RESIDENTIAL_AREA_GROSS,
residfar, commfar and facilfar,
which we’ve already removed.
We note that the Variance inflation factors above 2.000 are all to do
with size and we should monitor this. They are UNITS at
4.607, GROSS_SQFT at 3.460, LAND_AREA at
2.795, BLD_STORY at 2.350, and builtfar at
2.216.
lm_model <- lm(FINMKTTOT ~ . - BLOCK - LOT, data = df5)
vif_values <- car::vif(lm_model)
vif_values## GVIF Df GVIF^(1/(2*Df))
## BLDG_CLASS 1.175506e+01 17 1.075170
## ZONING 1.935513e+05 93 1.067637
## LOT_IRREG 1.341405e+00 2 1.076193
## BLD_EXT 1.228350e+00 3 1.034873
## BLD_STORY 5.524026e+00 1 2.350325
## CORNER 1.503803e+00 1 1.226297
## LAND_AREA 7.811123e+00 1 2.794839
## NUM_BLDGS 2.060905e+00 1 1.435585
## YRBUILT 1.490950e+00 1 1.221045
## YRALT1 1.119528e+00 1 1.058078
## YRALT2 1.090063e+00 1 1.044061
## UNITS 2.122639e+01 1 4.607211
## GROSS_SQFT 1.196993e+01 1 3.459759
## OFFICE_AREA_GROSS 1.191168e+00 1 1.091407
## FINTAXFLAG 1.097039e+00 1 1.047396
## schooldist 2.319354e+01 6 1.299513
## ltdheight 1.349749e+01 2 1.916740
## easements 1.069181e+00 1 1.034012
## histdist 9.865197e+05 66 1.110222
## landmark 4.207683e+00 2 1.432223
## builtfar 4.907098e+00 1 2.215197Linear Regression Model Summary
The model is strong, with an Adjusted R-squared of 0.901. This
suggests to us that the DOF may use linear regression as their
statistical model. We are less concerned about overfitting after we
increased our data pool from 1923 to 13,312 after eliminating
ASP.
Almost every zoning label and most building classes are highly significant, this supports the domain knowledge that zoning and building class have a huge impact on the capitalization rate selected for determining the market value of a Class 2 property. It may be that when we look for comparables we should always look for properties with the same zoning and building class.
Being a historic district building doesn’t seem to impact market tax assessment beyond a few historic districts. This makes sense because it wasn’t included as part of the DOF’s PVAD database but rather layered on with the PLUTO data. Also, they may handle different taxation for landmark or historic district buildings at the exemption and abatement level, after the market value has been assessed. The most impactful historic districts are Gansevoort (Meatpacking District) and Park West-West 72-73 Street. These neighborhood have a slight positive coefficient, suggesting builings in these districts have a small tax premium.
Oddly, landmark and builtfar are in the VIF
results above but not in the linear model, landmark is a designation in
historic district so that may be sufficient and builtfar
might be linearly dependent on other measurements of size but that was
not identified earlier and these may be dropped from later models.
Even though year built (YRBUILT, YRALT1 and
YRALT2), CORNER and LOT_IRREG are
listed on the DOF’s annual individual statements with the development of
their taxable property value, they and BLD_EXT don’t appear
to have as strong of an impact on assessed market value outside of
YRBUILT.
Variables related to size such as GROSS_SQFT,
UNITS, OFFICE_AREA_GROSS and
builtfar are all significant for predicting assessed market
value however they may be overlapping, which we will consider along with
overfitting in our final XGBoost model.
summary(lm_model)##
## Call:
## lm(formula = FINMKTTOT ~ . - BLOCK - LOT, data = df5)
##
## Residuals:
## Min 1Q Median 3Q Max
## -205449082 -1733126 -15842 1861350 254616870
##
## Coefficients:
## Estimate
## (Intercept) -3.639e+06
## BLDG_CLASSC4 -6.716e+05
## BLDG_CLASSC5 -4.625e+05
## BLDG_CLASSC6 -7.308e+05
## BLDG_CLASSC7 -8.488e+05
## BLDG_CLASSC8 -4.367e+06
## BLDG_CLASSC9 1.345e+06
## BLDG_CLASSD0 -2.052e+06
## BLDG_CLASSD1 -2.343e+06
## BLDG_CLASSD2 -9.142e+05
## BLDG_CLASSD3 -6.574e+06
## BLDG_CLASSD4 -2.032e+06
## BLDG_CLASSD5 -1.521e+06
## BLDG_CLASSD6 -3.343e+06
## BLDG_CLASSD7 -3.409e+06
## BLDG_CLASSD8 3.418e+06
## BLDG_CLASSD9 -5.390e+06
## BLDG_CLASSS9 -5.632e+06
## ZONINGC1-6 -3.111e+07
## ZONINGC1-7 -2.857e+07
## ZONINGC1-8 -3.154e+07
## ZONINGC1-9 -3.050e+07
## ZONINGC16A -2.959e+07
## ZONINGC17A -3.032e+07
## ZONINGC18A -2.957e+07
## ZONINGC18X -2.976e+07
## ZONINGC19A -2.683e+07
## ZONINGC2-6 -3.090e+07
## ZONINGC2-7 -2.806e+07
## ZONINGC2-8 -3.039e+07
## ZONINGC26A -2.953e+07
## ZONINGC27A -3.180e+07
## ZONINGC28A -2.800e+07
## ZONINGC4-4 -2.978e+07
## ZONINGC4-5 -3.193e+07
## ZONINGC4-6 -1.980e+07
## ZONINGC4-7 -1.810e+07
## ZONINGC44A -3.050e+07
## ZONINGC44D -3.153e+07
## ZONINGC45A -2.983e+07
## ZONINGC45D -2.942e+07
## ZONINGC45X -3.039e+07
## ZONINGC46A -2.580e+07
## ZONINGC5-1 -2.322e+07
## ZONINGC5-2 -3.170e+07
## ZONINGC5-3 -2.777e+07
## ZONINGC5-5 -2.954e+07
## ZONINGC5-P -2.984e+07
## ZONINGC51A -2.626e+07
## ZONINGC52.5 -2.957e+07
## ZONINGC6-1 -3.102e+07
## ZONINGC6-2 -2.914e+07
## ZONINGC6-2G -2.156e+07
## ZONINGC6-3 -3.046e+07
## ZONINGC6-4 -2.434e+07
## ZONINGC6-5 -2.399e+07
## ZONINGC6-6 -2.518e+07
## ZONINGC6-7 -2.999e+07
## ZONINGC6-9 -2.789e+07
## ZONINGC61G -3.245e+07
## ZONINGC62A -2.884e+07
## ZONINGC62G -3.186e+07
## ZONINGC62M -2.875e+07
## ZONINGC63A -2.736e+07
## ZONINGC63X -2.514e+07
## ZONINGC64.5 -3.388e+07
## ZONINGC64A -2.782e+07
## ZONINGC64M -2.900e+07
## ZONINGC64X 6.083e+06
## ZONINGC65.5 -3.336e+07
## ZONINGC66.5 -3.157e+07
## ZONINGC67T -3.237e+07
## ZONINGC8-3 -2.954e+07
## ZONINGC8-4 -3.183e+07
## ZONINGM1-2 -2.775e+07
## ZONINGM1-4 -3.177e+07
## ZONINGM1-5 -2.344e+07
## ZONINGM1-6 -2.947e+07
## ZONINGM15A -2.257e+07
## ZONINGM15B -3.378e+07
## ZONINGM15M -3.122e+07
## ZONINGM15R10 -3.132e+07
## ZONINGM15R72 -3.114e+07
## ZONINGM15R7D -2.896e+07
## ZONINGM15R7X -2.909e+07
## ZONINGM15R9A -3.238e+07
## ZONINGM15R9X -2.895e+07
## ZONINGM16D -3.250e+07
## ZONINGM16R10 -1.919e+07
## ZONINGM16R9 -2.922e+07
## ZONINGM2-4 -3.126e+07
## ZONINGR10 -2.797e+07
## ZONINGR10A -2.906e+07
## ZONINGR10H -2.565e+07
## ZONINGR5 -2.933e+07
## ZONINGR6 -3.212e+07
## ZONINGR6A -2.934e+07
## ZONINGR7-1 -5.660e+07
## ZONINGR7-2 -3.195e+07
## ZONINGR7A -3.013e+07
## ZONINGR7B -2.905e+07
## ZONINGR7D -2.742e+07
## ZONINGR7X -2.716e+07
## ZONINGR8 -3.126e+07
## ZONINGR8A -3.074e+07
## ZONINGR8B -3.067e+07
## ZONINGR8X 2.005e+06
## ZONINGR9 -3.421e+07
## ZONINGR9-1 -4.237e+07
## ZONINGR9A -3.024e+07
## ZONINGR9X -2.990e+07
## LOT_IRREGR 3.389e+04
## LOT_IRREGUnknown 4.740e+06
## BLD_EXTEG 1.509e+07
## BLD_EXTG -3.088e+06
## BLD_EXTN 6.223e+04
## BLD_STORY 4.696e+05
## CORNERYes 4.642e+05
## LAND_AREA -5.418e+01
## NUM_BLDGS -1.151e+06
## YRBUILT 1.983e+04
## YRALT1 1.815e+02
## YRALT2 3.136e+02
## UNITS 7.133e+04
## GROSS_SQFT 1.184e+02
## OFFICE_AREA_GROSS 2.377e+02
## FINTAXFLAGT 1.607e+06
## schooldist02 1.126e+06
## schooldist03 -3.977e+05
## schooldist04 -3.884e+06
## schooldist05 -2.990e+06
## schooldist06 -3.420e+06
## schooldist10 -5.860e+06
## ltdheightLH-1A 4.154e+06
## ltdheightNone 3.072e+06
## easements -7.130e+05
## histdistCarnegie Hill Historic District 2.303e+06
## histdistCentral Harlem West -- 130-132nd Street Historic District 7.625e+06
## histdistCentral Park West-76th Street Historic District 5.717e+06
## histdistCentral Park West-West 73rd - 74th Street Historic District 1.219e+07
## histdistCharlton-King-Vandam Historic District 4.378e+06
## histdistChelsea Historic District 2.992e+06
## histdistChelsea Historic District Extension 1.949e+06
## histdistDorrance Brooks Square Historic District 6.080e+06
## histdistEast 10th Street Historic District 4.211e+06
## histdistEast 17th Street / Irving Place Historic District 2.161e+06
## histdistEast Village / Lower East Side Historic District 3.177e+06
## histdistExpanded Carnegie Hill Historic District 5.898e+06
## histdistGansevoort Market Historic District 1.783e+07
## histdistGramercy Park Historic District 6.190e+06
## histdistGreenwich Village Historic District 5.415e+06
## histdistGreenwich Village Historic District Extension 5.190e+06
## histdistGreenwich Village Historic District Extension II 4.632e+06
## histdistHamilton Heights / Sugar Hill Historic District 3.159e+06
## histdistHamilton Heights / Sugar Hill Historic District Extension 1.419e+06
## histdistHamilton Heights / Sugar Hill Northeast Historic District 3.200e+06
## histdistHamilton Heights / Sugar Hill Northwest Historic District 3.118e+06
## histdistHamilton Heights Historic District 3.911e+06
## histdistHamilton Heights Historic District Extension 2.139e+06
## histdistIndividual Landmark -8.397e+06
## histdistJumel Terrace Historic District 5.998e+06
## histdistLadies' Mile Historic District 4.874e+06
## histdistLamartine Place Historic District 1.860e+06
## histdistMadison Square North Historic District -1.199e+06
## histdistManhattan Avenue Historic District 4.925e+06
## histdistMetropolitan Museum Historic District 7.921e+06
## histdistMorningside Heights Historic District 9.532e+05
## histdistMount Morris Park Historic District 4.138e+06
## histdistMount Morris Park Historic District Extension 3.618e+06
## histdistMurray Hill Historic District 1.050e+06
## histdistMurray Hill Historic District Extension 1.013e+06
## histdistNoHo East Historic District 2.247e+06
## histdistNoHo Historic District 5.806e+06
## histdistNoHo Historic District Extension 3.557e+06
## histdistNone 2.969e+06
## histdistPark Avenue Historic District 6.723e+06
## histdistRiverside Drive-West 80th - 81st Street Historic District 3.001e+06
## histdistRiverside-West 105th Street Historic District 3.408e+06
## histdistRiverside-West End Historic District 6.165e+05
## histdistRiverside-West End Historic District Extension I 1.498e+06
## histdistRiverside-West End Historic District Extension II 2.274e+05
## histdistSoHo-Cast Iron Historic District 7.543e+06
## histdistSoHo-Cast Iron Historic District Extension 4.041e+06
## histdistSouth Street Seaport Historic District 2.152e+06
## histdistSouth Village Historic District 4.759e+06
## histdistSt. Mark's Historic District 5.064e+06
## histdistSt. Nicholas Historic District 8.216e+06
## histdistStuyvesant Square Historic District 3.214e+06
## histdistSullivan-Thompson Historic District 4.815e+06
## histdistTreadwell Farm Historic District 1.574e+06
## histdistTribeca East Historic District 2.533e+06
## histdistTribeca North Historic District 2.204e+06
## histdistTribeca South Historic District 2.945e+06
## histdistTribeca West Historic District 3.832e+06
## histdistTudor City Historic District -8.405e+06
## histdistUpper East Side Historic District 6.880e+06
## histdistUpper East Side Historic District Extension 5.083e+06
## histdistUpper West Side / Central Park West Historic District 5.026e+06
## histdistWeehawken Street Historic District -7.868e+05
## histdistWest 71st Street Historic District 6.228e+06
## histdistWest End-Collegiate Historic District 4.191e+06
## histdistWest End-Collegiate Historic District Extension 2.066e+06
## landmarkINTERIOR LANDMARK -3.135e+07
## landmarkNone -1.302e+07
## builtfar 3.966e+05
## Std. Error
## (Intercept) 9.909e+06
## BLDG_CLASSC4 3.472e+05
## BLDG_CLASSC5 4.663e+05
## BLDG_CLASSC6 4.037e+05
## BLDG_CLASSC7 2.922e+05
## BLDG_CLASSC8 8.970e+06
## BLDG_CLASSC9 3.403e+06
## BLDG_CLASSD0 8.944e+05
## BLDG_CLASSD1 3.582e+05
## BLDG_CLASSD2 2.003e+06
## BLDG_CLASSD3 4.628e+05
## BLDG_CLASSD4 3.719e+05
## BLDG_CLASSD5 8.789e+05
## BLDG_CLASSD6 4.851e+05
## BLDG_CLASSD7 4.095e+05
## BLDG_CLASSD8 1.077e+06
## BLDG_CLASSD9 6.761e+05
## BLDG_CLASSS9 6.388e+06
## ZONINGC1-6 3.437e+06
## ZONINGC1-7 3.618e+06
## ZONINGC1-8 4.645e+06
## ZONINGC1-9 3.203e+06
## ZONINGC16A 3.285e+06
## ZONINGC17A 3.593e+06
## ZONINGC18A 3.319e+06
## ZONINGC18X 3.322e+06
## ZONINGC19A 3.424e+06
## ZONINGC2-6 3.542e+06
## ZONINGC2-7 4.018e+06
## ZONINGC2-8 3.237e+06
## ZONINGC26A 4.649e+06
## ZONINGC27A 3.399e+06
## ZONINGC28A 3.469e+06
## ZONINGC4-4 3.658e+06
## ZONINGC4-5 3.806e+06
## ZONINGC4-6 4.081e+06
## ZONINGC4-7 3.539e+06
## ZONINGC44A 3.240e+06
## ZONINGC44D 3.673e+06
## ZONINGC45A 4.838e+06
## ZONINGC45D 6.071e+06
## ZONINGC45X 5.118e+06
## ZONINGC46A 3.348e+06
## ZONINGC5-1 3.396e+06
## ZONINGC5-2 3.417e+06
## ZONINGC5-3 3.736e+06
## ZONINGC5-5 3.513e+06
## ZONINGC5-P 4.159e+06
## ZONINGC51A 5.105e+06
## ZONINGC52.5 4.227e+06
## ZONINGC6-1 3.262e+06
## ZONINGC6-2 3.238e+06
## ZONINGC6-2G 7.620e+06
## ZONINGC6-3 3.731e+06
## ZONINGC6-4 3.273e+06
## ZONINGC6-5 4.464e+06
## ZONINGC6-6 3.695e+06
## ZONINGC6-7 7.072e+06
## ZONINGC6-9 4.589e+06
## ZONINGC61G 3.324e+06
## ZONINGC62A 3.237e+06
## ZONINGC62G 3.294e+06
## ZONINGC62M 3.892e+06
## ZONINGC63A 3.394e+06
## ZONINGC63X 4.048e+06
## ZONINGC64.5 4.141e+06
## ZONINGC64A 3.539e+06
## ZONINGC64M 3.546e+06
## ZONINGC64X 4.392e+06
## ZONINGC65.5 7.077e+06
## ZONINGC66.5 5.481e+06
## ZONINGC67T 7.075e+06
## ZONINGC8-3 3.937e+06
## ZONINGC8-4 3.500e+06
## ZONINGM1-2 5.119e+06
## ZONINGM1-4 5.112e+06
## ZONINGM1-5 6.058e+06
## ZONINGM1-6 3.390e+06
## ZONINGM15A 1.012e+07
## ZONINGM15B 4.483e+06
## ZONINGM15M 4.227e+06
## ZONINGM15R10 4.836e+06
## ZONINGM15R72 4.852e+06
## ZONINGM15R7D 4.973e+06
## ZONINGM15R7X 4.340e+06
## ZONINGM15R9A 6.737e+06
## ZONINGM15R9X 5.090e+06
## ZONINGM16D 4.470e+06
## ZONINGM16R10 5.485e+06
## ZONINGM16R9 9.494e+06
## ZONINGM2-4 7.073e+06
## ZONINGR10 3.207e+06
## ZONINGR10A 3.209e+06
## ZONINGR10H 4.172e+06
## ZONINGR5 5.291e+06
## ZONINGR6 3.378e+06
## ZONINGR6A 3.339e+06
## ZONINGR7-1 7.439e+06
## ZONINGR7-2 3.189e+06
## ZONINGR7A 3.191e+06
## ZONINGR7B 3.237e+06
## ZONINGR7D 3.374e+06
## ZONINGR7X 3.958e+06
## ZONINGR8 3.186e+06
## ZONINGR8A 3.210e+06
## ZONINGR8B 3.179e+06
## ZONINGR8X 9.503e+06
## ZONINGR9 3.380e+06
## ZONINGR9-1 7.081e+06
## ZONINGR9A 3.306e+06
## ZONINGR9X 4.075e+06
## LOT_IRREGR 2.133e+05
## LOT_IRREGUnknown 1.564e+06
## BLD_EXTEG 3.717e+06
## BLD_EXTG 1.465e+06
## BLD_EXTN 3.166e+05
## BLD_STORY 3.437e+04
## CORNERYes 2.166e+05
## LAND_AREA 4.147e+00
## NUM_BLDGS 1.193e+05
## YRBUILT 3.066e+03
## YRALT1 8.508e+01
## YRALT2 1.581e+02
## UNITS 2.452e+03
## GROSS_SQFT 1.889e+00
## OFFICE_AREA_GROSS 2.777e+01
## FINTAXFLAGT 1.653e+05
## schooldist02 3.280e+05
## schooldist03 4.125e+05
## schooldist04 5.430e+05
## schooldist05 4.416e+05
## schooldist06 4.119e+05
## schooldist10 2.181e+06
## ltdheightLH-1A 6.680e+06
## ltdheightNone 6.564e+06
## easements 1.260e+06
## histdistCarnegie Hill Historic District 5.110e+06
## histdistCentral Harlem West -- 130-132nd Street Historic District 3.746e+06
## histdistCentral Park West-76th Street Historic District 3.423e+06
## histdistCentral Park West-West 73rd - 74th Street Historic District 3.634e+06
## histdistCharlton-King-Vandam Historic District 3.611e+06
## histdistChelsea Historic District 3.408e+06
## histdistChelsea Historic District Extension 3.779e+06
## histdistDorrance Brooks Square Historic District 3.224e+06
## histdistEast 10th Street Historic District 4.679e+06
## histdistEast 17th Street / Irving Place Historic District 6.770e+06
## histdistEast Village / Lower East Side Historic District 2.549e+06
## histdistExpanded Carnegie Hill Historic District 2.664e+06
## histdistGansevoort Market Historic District 5.130e+06
## histdistGramercy Park Historic District 6.986e+06
## histdistGreenwich Village Historic District 2.655e+06
## histdistGreenwich Village Historic District Extension 4.223e+06
## histdistGreenwich Village Historic District Extension II 2.778e+06
## histdistHamilton Heights / Sugar Hill Historic District 3.002e+06
## histdistHamilton Heights / Sugar Hill Historic District Extension 5.086e+06
## histdistHamilton Heights / Sugar Hill Northeast Historic District 2.933e+06
## histdistHamilton Heights / Sugar Hill Northwest Historic District 3.156e+06
## histdistHamilton Heights Historic District 5.785e+06
## histdistHamilton Heights Historic District Extension 3.337e+06
## histdistIndividual Landmark 3.181e+06
## histdistJumel Terrace Historic District 9.260e+06
## histdistLadies' Mile Historic District 3.052e+06
## histdistLamartine Place Historic District 4.680e+06
## histdistMadison Square North Historic District 5.165e+06
## histdistManhattan Avenue Historic District 9.271e+06
## histdistMetropolitan Museum Historic District 3.142e+06
## histdistMorningside Heights Historic District 2.667e+06
## histdistMount Morris Park Historic District 3.267e+06
## histdistMount Morris Park Historic District Extension 3.559e+06
## histdistMurray Hill Historic District 5.088e+06
## histdistMurray Hill Historic District Extension 6.772e+06
## histdistNoHo East Historic District 4.162e+06
## histdistNoHo Historic District 6.151e+06
## histdistNoHo Historic District Extension 4.857e+06
## histdistNone 2.414e+06
## histdistPark Avenue Historic District 2.799e+06
## histdistRiverside Drive-West 80th - 81st Street Historic District 5.100e+06
## histdistRiverside-West 105th Street Historic District 3.648e+06
## histdistRiverside-West End Historic District 2.650e+06
## histdistRiverside-West End Historic District Extension I 2.661e+06
## histdistRiverside-West End Historic District Extension II 2.552e+06
## histdistSoHo-Cast Iron Historic District 4.160e+06
## histdistSoHo-Cast Iron Historic District Extension 4.234e+06
## histdistSouth Street Seaport Historic District 4.225e+06
## histdistSouth Village Historic District 2.630e+06
## histdistSt. Mark's Historic District 5.708e+06
## histdistSt. Nicholas Historic District 5.712e+06
## histdistStuyvesant Square Historic District 5.125e+06
## histdistSullivan-Thompson Historic District 2.656e+06
## histdistTreadwell Farm Historic District 5.703e+06
## histdistTribeca East Historic District 3.598e+06
## histdistTribeca North Historic District 6.809e+06
## histdistTribeca South Historic District 4.430e+06
## histdistTribeca West Historic District 3.282e+06
## histdistTudor City Historic District 3.677e+06
## histdistUpper East Side Historic District 2.638e+06
## histdistUpper East Side Historic District Extension 3.288e+06
## histdistUpper West Side / Central Park West Historic District 2.484e+06
## histdistWeehawken Street Historic District 9.304e+06
## histdistWest 71st Street Historic District 9.270e+06
## histdistWest End-Collegiate Historic District 2.975e+06
## histdistWest End-Collegiate Historic District Extension 2.647e+06
## landmarkINTERIOR LANDMARK 9.471e+06
## landmarkNone 1.768e+06
## builtfar 5.536e+04
## t value
## (Intercept) -0.367
## BLDG_CLASSC4 -1.935
## BLDG_CLASSC5 -0.992
## BLDG_CLASSC6 -1.810
## BLDG_CLASSC7 -2.905
## BLDG_CLASSC8 -0.487
## BLDG_CLASSC9 0.395
## BLDG_CLASSD0 -2.294
## BLDG_CLASSD1 -6.539
## BLDG_CLASSD2 -0.456
## BLDG_CLASSD3 -14.204
## BLDG_CLASSD4 -5.466
## BLDG_CLASSD5 -1.730
## BLDG_CLASSD6 -6.891
## BLDG_CLASSD7 -8.323
## BLDG_CLASSD8 3.173
## BLDG_CLASSD9 -7.972
## BLDG_CLASSS9 -0.882
## ZONINGC1-6 -9.051
## ZONINGC1-7 -7.898
## ZONINGC1-8 -6.791
## ZONINGC1-9 -9.523
## ZONINGC16A -9.008
## ZONINGC17A -8.438
## ZONINGC18A -8.909
## ZONINGC18X -8.958
## ZONINGC19A -7.835
## ZONINGC2-6 -8.724
## ZONINGC2-7 -6.984
## ZONINGC2-8 -9.386
## ZONINGC26A -6.351
## ZONINGC27A -9.356
## ZONINGC28A -8.072
## ZONINGC4-4 -8.142
## ZONINGC4-5 -8.389
## ZONINGC4-6 -4.853
## ZONINGC4-7 -5.115
## ZONINGC44A -9.413
## ZONINGC44D -8.585
## ZONINGC45A -6.165
## ZONINGC45D -4.845
## ZONINGC45X -5.939
## ZONINGC46A -7.707
## ZONINGC5-1 -6.838
## ZONINGC5-2 -9.277
## ZONINGC5-3 -7.432
## ZONINGC5-5 -8.410
## ZONINGC5-P -7.174
## ZONINGC51A -5.144
## ZONINGC52.5 -6.994
## ZONINGC6-1 -9.510
## ZONINGC6-2 -8.998
## ZONINGC6-2G -2.829
## ZONINGC6-3 -8.162
## ZONINGC6-4 -7.439
## ZONINGC6-5 -5.374
## ZONINGC6-6 -6.815
## ZONINGC6-7 -4.241
## ZONINGC6-9 -6.079
## ZONINGC61G -9.761
## ZONINGC62A -8.907
## ZONINGC62G -9.672
## ZONINGC62M -7.388
## ZONINGC63A -8.060
## ZONINGC63X -6.210
## ZONINGC64.5 -8.181
## ZONINGC64A -7.859
## ZONINGC64M -8.177
## ZONINGC64X 1.385
## ZONINGC65.5 -4.714
## ZONINGC66.5 -5.759
## ZONINGC67T -4.575
## ZONINGC8-3 -7.503
## ZONINGC8-4 -9.096
## ZONINGM1-2 -5.421
## ZONINGM1-4 -6.215
## ZONINGM1-5 -3.870
## ZONINGM1-6 -8.695
## ZONINGM15A -2.230
## ZONINGM15B -7.534
## ZONINGM15M -7.386
## ZONINGM15R10 -6.477
## ZONINGM15R72 -6.417
## ZONINGM15R7D -5.823
## ZONINGM15R7X -6.703
## ZONINGM15R9A -4.806
## ZONINGM15R9X -5.687
## ZONINGM16D -7.271
## ZONINGM16R10 -3.498
## ZONINGM16R9 -3.077
## ZONINGM2-4 -4.420
## ZONINGR10 -8.721
## ZONINGR10A -9.057
## ZONINGR10H -6.149
## ZONINGR5 -5.543
## ZONINGR6 -9.508
## ZONINGR6A -8.787
## ZONINGR7-1 -7.608
## ZONINGR7-2 -10.019
## ZONINGR7A -9.442
## ZONINGR7B -8.974
## ZONINGR7D -8.125
## ZONINGR7X -6.863
## ZONINGR8 -9.812
## ZONINGR8A -9.577
## ZONINGR8B -9.647
## ZONINGR8X 0.211
## ZONINGR9 -10.123
## ZONINGR9-1 -5.984
## ZONINGR9A -9.146
## ZONINGR9X -7.339
## LOT_IRREGR 0.159
## LOT_IRREGUnknown 3.030
## BLD_EXTEG 4.060
## BLD_EXTG -2.108
## BLD_EXTN 0.197
## BLD_STORY 13.661
## CORNERYes 2.143
## LAND_AREA -13.067
## NUM_BLDGS -9.650
## YRBUILT 6.467
## YRALT1 2.133
## YRALT2 1.984
## UNITS 29.094
## GROSS_SQFT 62.640
## OFFICE_AREA_GROSS 8.559
## FINTAXFLAGT 9.727
## schooldist02 3.435
## schooldist03 -0.964
## schooldist04 -7.153
## schooldist05 -6.772
## schooldist06 -8.304
## schooldist10 -2.686
## ltdheightLH-1A 0.622
## ltdheightNone 0.468
## easements -0.566
## histdistCarnegie Hill Historic District 0.451
## histdistCentral Harlem West -- 130-132nd Street Historic District 2.036
## histdistCentral Park West-76th Street Historic District 1.670
## histdistCentral Park West-West 73rd - 74th Street Historic District 3.355
## histdistCharlton-King-Vandam Historic District 1.213
## histdistChelsea Historic District 0.878
## histdistChelsea Historic District Extension 0.516
## histdistDorrance Brooks Square Historic District 1.886
## histdistEast 10th Street Historic District 0.900
## histdistEast 17th Street / Irving Place Historic District 0.319
## histdistEast Village / Lower East Side Historic District 1.246
## histdistExpanded Carnegie Hill Historic District 2.214
## histdistGansevoort Market Historic District 3.475
## histdistGramercy Park Historic District 0.886
## histdistGreenwich Village Historic District 2.040
## histdistGreenwich Village Historic District Extension 1.229
## histdistGreenwich Village Historic District Extension II 1.668
## histdistHamilton Heights / Sugar Hill Historic District 1.052
## histdistHamilton Heights / Sugar Hill Historic District Extension 0.279
## histdistHamilton Heights / Sugar Hill Northeast Historic District 1.091
## histdistHamilton Heights / Sugar Hill Northwest Historic District 0.988
## histdistHamilton Heights Historic District 0.676
## histdistHamilton Heights Historic District Extension 0.641
## histdistIndividual Landmark -2.640
## histdistJumel Terrace Historic District 0.648
## histdistLadies' Mile Historic District 1.597
## histdistLamartine Place Historic District 0.397
## histdistMadison Square North Historic District -0.232
## histdistManhattan Avenue Historic District 0.531
## histdistMetropolitan Museum Historic District 2.521
## histdistMorningside Heights Historic District 0.357
## histdistMount Morris Park Historic District 1.267
## histdistMount Morris Park Historic District Extension 1.017
## histdistMurray Hill Historic District 0.206
## histdistMurray Hill Historic District Extension 0.150
## histdistNoHo East Historic District 0.540
## histdistNoHo Historic District 0.944
## histdistNoHo Historic District Extension 0.732
## histdistNone 1.230
## histdistPark Avenue Historic District 2.402
## histdistRiverside Drive-West 80th - 81st Street Historic District 0.588
## histdistRiverside-West 105th Street Historic District 0.934
## histdistRiverside-West End Historic District 0.233
## histdistRiverside-West End Historic District Extension I 0.563
## histdistRiverside-West End Historic District Extension II 0.089
## histdistSoHo-Cast Iron Historic District 1.813
## histdistSoHo-Cast Iron Historic District Extension 0.954
## histdistSouth Street Seaport Historic District 0.509
## histdistSouth Village Historic District 1.809
## histdistSt. Mark's Historic District 0.887
## histdistSt. Nicholas Historic District 1.438
## histdistStuyvesant Square Historic District 0.627
## histdistSullivan-Thompson Historic District 1.813
## histdistTreadwell Farm Historic District 0.276
## histdistTribeca East Historic District 0.704
## histdistTribeca North Historic District 0.324
## histdistTribeca South Historic District 0.665
## histdistTribeca West Historic District 1.168
## histdistTudor City Historic District -2.286
## histdistUpper East Side Historic District 2.608
## histdistUpper East Side Historic District Extension 1.546
## histdistUpper West Side / Central Park West Historic District 2.023
## histdistWeehawken Street Historic District -0.085
## histdistWest 71st Street Historic District 0.672
## histdistWest End-Collegiate Historic District 1.409
## histdistWest End-Collegiate Historic District Extension 0.780
## landmarkINTERIOR LANDMARK -3.310
## landmarkNone -7.364
## builtfar 7.164
## Pr(>|t|)
## (Intercept) 0.713423
## BLDG_CLASSC4 0.053056
## BLDG_CLASSC5 0.321262
## BLDG_CLASSC6 0.070258
## BLDG_CLASSC7 0.003681
## BLDG_CLASSC8 0.626379
## BLDG_CLASSC9 0.692627
## BLDG_CLASSD0 0.021804
## BLDG_CLASSD1 6.41e-11
## BLDG_CLASSD2 0.648098
## BLDG_CLASSD3 < 2e-16
## BLDG_CLASSD4 4.70e-08
## BLDG_CLASSD5 0.083600
## BLDG_CLASSD6 5.79e-12
## BLDG_CLASSD7 < 2e-16
## BLDG_CLASSD8 0.001513
## BLDG_CLASSD9 1.69e-15
## BLDG_CLASSS9 0.377939
## ZONINGC1-6 < 2e-16
## ZONINGC1-7 3.05e-15
## ZONINGC1-8 1.16e-11
## ZONINGC1-9 < 2e-16
## ZONINGC16A < 2e-16
## ZONINGC17A < 2e-16
## ZONINGC18A < 2e-16
## ZONINGC18X < 2e-16
## ZONINGC19A 5.05e-15
## ZONINGC2-6 < 2e-16
## ZONINGC2-7 3.02e-12
## ZONINGC2-8 < 2e-16
## ZONINGC26A 2.21e-10
## ZONINGC27A < 2e-16
## ZONINGC28A 7.52e-16
## ZONINGC4-4 4.23e-16
## ZONINGC4-5 < 2e-16
## ZONINGC4-6 1.23e-06
## ZONINGC4-7 3.17e-07
## ZONINGC44A < 2e-16
## ZONINGC44D < 2e-16
## ZONINGC45A 7.25e-10
## ZONINGC45D 1.28e-06
## ZONINGC45X 2.95e-09
## ZONINGC46A 1.38e-14
## ZONINGC5-1 8.39e-12
## ZONINGC5-2 < 2e-16
## ZONINGC5-3 1.14e-13
## ZONINGC5-5 < 2e-16
## ZONINGC5-P 7.68e-13
## ZONINGC51A 2.72e-07
## ZONINGC52.5 2.80e-12
## ZONINGC6-1 < 2e-16
## ZONINGC6-2 < 2e-16
## ZONINGC6-2G 0.004669
## ZONINGC6-3 3.60e-16
## ZONINGC6-4 1.08e-13
## ZONINGC6-5 7.82e-08
## ZONINGC6-6 9.86e-12
## ZONINGC6-7 2.24e-05
## ZONINGC6-9 1.25e-09
## ZONINGC61G < 2e-16
## ZONINGC62A < 2e-16
## ZONINGC62G < 2e-16
## ZONINGC62M 1.58e-13
## ZONINGC63A 8.28e-16
## ZONINGC63X 5.46e-10
## ZONINGC64.5 3.06e-16
## ZONINGC64A 4.17e-15
## ZONINGC64M 3.17e-16
## ZONINGC64X 0.166054
## ZONINGC65.5 2.45e-06
## ZONINGC66.5 8.65e-09
## ZONINGC67T 4.82e-06
## ZONINGC8-3 6.64e-14
## ZONINGC8-4 < 2e-16
## ZONINGM1-2 6.02e-08
## ZONINGM1-4 5.29e-10
## ZONINGM1-5 0.000109
## ZONINGM1-6 < 2e-16
## ZONINGM15A 0.025782
## ZONINGM15B 5.25e-14
## ZONINGM15M 1.60e-13
## ZONINGM15R10 9.71e-11
## ZONINGM15R72 1.43e-10
## ZONINGM15R7D 5.92e-09
## ZONINGM15R7X 2.12e-11
## ZONINGM15R9A 1.56e-06
## ZONINGM15R9X 1.32e-08
## ZONINGM16D 3.77e-13
## ZONINGM16R10 0.000470
## ZONINGM16R9 0.002092
## ZONINGM2-4 9.97e-06
## ZONINGR10 < 2e-16
## ZONINGR10A < 2e-16
## ZONINGR10H 8.01e-10
## ZONINGR5 3.04e-08
## ZONINGR6 < 2e-16
## ZONINGR6A < 2e-16
## ZONINGR7-1 2.98e-14
## ZONINGR7-2 < 2e-16
## ZONINGR7A < 2e-16
## ZONINGR7B < 2e-16
## ZONINGR7D 4.87e-16
## ZONINGR7X 7.02e-12
## ZONINGR8 < 2e-16
## ZONINGR8A < 2e-16
## ZONINGR8B < 2e-16
## ZONINGR8X 0.832896
## ZONINGR9 < 2e-16
## ZONINGR9-1 2.23e-09
## ZONINGR9A < 2e-16
## ZONINGR9X 2.28e-13
## LOT_IRREGR 0.873738
## LOT_IRREGUnknown 0.002452
## BLD_EXTEG 4.93e-05
## BLD_EXTG 0.035046
## BLD_EXTN 0.844156
## BLD_STORY < 2e-16
## CORNERYes 0.032156
## LAND_AREA < 2e-16
## NUM_BLDGS < 2e-16
## YRBUILT 1.04e-10
## YRALT1 0.032915
## YRALT2 0.047330
## UNITS < 2e-16
## GROSS_SQFT < 2e-16
## OFFICE_AREA_GROSS < 2e-16
## FINTAXFLAGT < 2e-16
## schooldist02 0.000595
## schooldist03 0.334981
## schooldist04 8.94e-13
## schooldist05 1.33e-11
## schooldist06 < 2e-16
## schooldist10 0.007234
## ltdheightLH-1A 0.534044
## ltdheightNone 0.639732
## easements 0.571445
## histdistCarnegie Hill Historic District 0.652214
## histdistCentral Harlem West -- 130-132nd Street Historic District 0.041790
## histdistCentral Park West-76th Street Historic District 0.094897
## histdistCentral Park West-West 73rd - 74th Street Historic District 0.000795
## histdistCharlton-King-Vandam Historic District 0.225314
## histdistChelsea Historic District 0.380058
## histdistChelsea Historic District Extension 0.606001
## histdistDorrance Brooks Square Historic District 0.059311
## histdistEast 10th Street Historic District 0.368182
## histdistEast 17th Street / Irving Place Historic District 0.749607
## histdistEast Village / Lower East Side Historic District 0.212771
## histdistExpanded Carnegie Hill Historic District 0.026837
## histdistGansevoort Market Historic District 0.000513
## histdistGramercy Park Historic District 0.375586
## histdistGreenwich Village Historic District 0.041385
## histdistGreenwich Village Historic District Extension 0.219069
## histdistGreenwich Village Historic District Extension II 0.095397
## histdistHamilton Heights / Sugar Hill Historic District 0.292699
## histdistHamilton Heights / Sugar Hill Historic District Extension 0.780199
## histdistHamilton Heights / Sugar Hill Northeast Historic District 0.275360
## histdistHamilton Heights / Sugar Hill Northwest Historic District 0.323255
## histdistHamilton Heights Historic District 0.498983
## histdistHamilton Heights Historic District Extension 0.521621
## histdistIndividual Landmark 0.008300
## histdistJumel Terrace Historic District 0.517176
## histdistLadies' Mile Historic District 0.110209
## histdistLamartine Place Historic District 0.691114
## histdistMadison Square North Historic District 0.816455
## histdistManhattan Avenue Historic District 0.595313
## histdistMetropolitan Museum Historic District 0.011704
## histdistMorningside Heights Historic District 0.720817
## histdistMount Morris Park Historic District 0.205291
## histdistMount Morris Park Historic District Extension 0.309298
## histdistMurray Hill Historic District 0.836546
## histdistMurray Hill Historic District Extension 0.881078
## histdistNoHo East Historic District 0.589215
## histdistNoHo Historic District 0.345197
## histdistNoHo Historic District Extension 0.464038
## histdistNone 0.218680
## histdistPark Avenue Historic District 0.016313
## histdistRiverside Drive-West 80th - 81st Street Historic District 0.556303
## histdistRiverside-West 105th Street Historic District 0.350178
## histdistRiverside-West End Historic District 0.816043
## histdistRiverside-West End Historic District Extension I 0.573442
## histdistRiverside-West End Historic District Extension II 0.929017
## histdistSoHo-Cast Iron Historic District 0.069789
## histdistSoHo-Cast Iron Historic District Extension 0.340000
## histdistSouth Street Seaport Historic District 0.610556
## histdistSouth Village Historic District 0.070418
## histdistSt. Mark's Historic District 0.375069
## histdistSt. Nicholas Historic District 0.150368
## histdistStuyvesant Square Historic District 0.530653
## histdistSullivan-Thompson Historic District 0.069837
## histdistTreadwell Farm Historic District 0.782501
## histdistTribeca East Historic District 0.481476
## histdistTribeca North Historic District 0.746159
## histdistTribeca South Historic District 0.506263
## histdistTribeca West Historic District 0.242957
## histdistTudor City Historic District 0.022288
## histdistUpper East Side Historic District 0.009119
## histdistUpper East Side Historic District Extension 0.122154
## histdistUpper West Side / Central Park West Historic District 0.043100
## histdistWeehawken Street Historic District 0.932612
## histdistWest 71st Street Historic District 0.501667
## histdistWest End-Collegiate Historic District 0.158937
## histdistWest End-Collegiate Historic District Extension 0.435161
## landmarkINTERIOR LANDMARK 0.000935
## landmarkNone 1.89e-13
## builtfar 8.23e-13
##
## (Intercept)
## BLDG_CLASSC4 .
## BLDG_CLASSC5
## BLDG_CLASSC6 .
## BLDG_CLASSC7 **
## BLDG_CLASSC8
## BLDG_CLASSC9
## BLDG_CLASSD0 *
## BLDG_CLASSD1 ***
## BLDG_CLASSD2
## BLDG_CLASSD3 ***
## BLDG_CLASSD4 ***
## BLDG_CLASSD5 .
## BLDG_CLASSD6 ***
## BLDG_CLASSD7 ***
## BLDG_CLASSD8 **
## BLDG_CLASSD9 ***
## BLDG_CLASSS9
## ZONINGC1-6 ***
## ZONINGC1-7 ***
## ZONINGC1-8 ***
## ZONINGC1-9 ***
## ZONINGC16A ***
## ZONINGC17A ***
## ZONINGC18A ***
## ZONINGC18X ***
## ZONINGC19A ***
## ZONINGC2-6 ***
## ZONINGC2-7 ***
## ZONINGC2-8 ***
## ZONINGC26A ***
## ZONINGC27A ***
## ZONINGC28A ***
## ZONINGC4-4 ***
## ZONINGC4-5 ***
## ZONINGC4-6 ***
## ZONINGC4-7 ***
## ZONINGC44A ***
## ZONINGC44D ***
## ZONINGC45A ***
## ZONINGC45D ***
## ZONINGC45X ***
## ZONINGC46A ***
## ZONINGC5-1 ***
## ZONINGC5-2 ***
## ZONINGC5-3 ***
## ZONINGC5-5 ***
## ZONINGC5-P ***
## ZONINGC51A ***
## ZONINGC52.5 ***
## ZONINGC6-1 ***
## ZONINGC6-2 ***
## ZONINGC6-2G **
## ZONINGC6-3 ***
## ZONINGC6-4 ***
## ZONINGC6-5 ***
## ZONINGC6-6 ***
## ZONINGC6-7 ***
## ZONINGC6-9 ***
## ZONINGC61G ***
## ZONINGC62A ***
## ZONINGC62G ***
## ZONINGC62M ***
## ZONINGC63A ***
## ZONINGC63X ***
## ZONINGC64.5 ***
## ZONINGC64A ***
## ZONINGC64M ***
## ZONINGC64X
## ZONINGC65.5 ***
## ZONINGC66.5 ***
## ZONINGC67T ***
## ZONINGC8-3 ***
## ZONINGC8-4 ***
## ZONINGM1-2 ***
## ZONINGM1-4 ***
## ZONINGM1-5 ***
## ZONINGM1-6 ***
## ZONINGM15A *
## ZONINGM15B ***
## ZONINGM15M ***
## ZONINGM15R10 ***
## ZONINGM15R72 ***
## ZONINGM15R7D ***
## ZONINGM15R7X ***
## ZONINGM15R9A ***
## ZONINGM15R9X ***
## ZONINGM16D ***
## ZONINGM16R10 ***
## ZONINGM16R9 **
## ZONINGM2-4 ***
## ZONINGR10 ***
## ZONINGR10A ***
## ZONINGR10H ***
## ZONINGR5 ***
## ZONINGR6 ***
## ZONINGR6A ***
## ZONINGR7-1 ***
## ZONINGR7-2 ***
## ZONINGR7A ***
## ZONINGR7B ***
## ZONINGR7D ***
## ZONINGR7X ***
## ZONINGR8 ***
## ZONINGR8A ***
## ZONINGR8B ***
## ZONINGR8X
## ZONINGR9 ***
## ZONINGR9-1 ***
## ZONINGR9A ***
## ZONINGR9X ***
## LOT_IRREGR
## LOT_IRREGUnknown **
## BLD_EXTEG ***
## BLD_EXTG *
## BLD_EXTN
## BLD_STORY ***
## CORNERYes *
## LAND_AREA ***
## NUM_BLDGS ***
## YRBUILT ***
## YRALT1 *
## YRALT2 *
## UNITS ***
## GROSS_SQFT ***
## OFFICE_AREA_GROSS ***
## FINTAXFLAGT ***
## schooldist02 ***
## schooldist03
## schooldist04 ***
## schooldist05 ***
## schooldist06 ***
## schooldist10 **
## ltdheightLH-1A
## ltdheightNone
## easements
## histdistCarnegie Hill Historic District
## histdistCentral Harlem West -- 130-132nd Street Historic District *
## histdistCentral Park West-76th Street Historic District .
## histdistCentral Park West-West 73rd - 74th Street Historic District ***
## histdistCharlton-King-Vandam Historic District
## histdistChelsea Historic District
## histdistChelsea Historic District Extension
## histdistDorrance Brooks Square Historic District .
## histdistEast 10th Street Historic District
## histdistEast 17th Street / Irving Place Historic District
## histdistEast Village / Lower East Side Historic District
## histdistExpanded Carnegie Hill Historic District *
## histdistGansevoort Market Historic District ***
## histdistGramercy Park Historic District
## histdistGreenwich Village Historic District *
## histdistGreenwich Village Historic District Extension
## histdistGreenwich Village Historic District Extension II .
## histdistHamilton Heights / Sugar Hill Historic District
## histdistHamilton Heights / Sugar Hill Historic District Extension
## histdistHamilton Heights / Sugar Hill Northeast Historic District
## histdistHamilton Heights / Sugar Hill Northwest Historic District
## histdistHamilton Heights Historic District
## histdistHamilton Heights Historic District Extension
## histdistIndividual Landmark **
## histdistJumel Terrace Historic District
## histdistLadies' Mile Historic District
## histdistLamartine Place Historic District
## histdistMadison Square North Historic District
## histdistManhattan Avenue Historic District
## histdistMetropolitan Museum Historic District *
## histdistMorningside Heights Historic District
## histdistMount Morris Park Historic District
## histdistMount Morris Park Historic District Extension
## histdistMurray Hill Historic District
## histdistMurray Hill Historic District Extension
## histdistNoHo East Historic District
## histdistNoHo Historic District
## histdistNoHo Historic District Extension
## histdistNone
## histdistPark Avenue Historic District *
## histdistRiverside Drive-West 80th - 81st Street Historic District
## histdistRiverside-West 105th Street Historic District
## histdistRiverside-West End Historic District
## histdistRiverside-West End Historic District Extension I
## histdistRiverside-West End Historic District Extension II
## histdistSoHo-Cast Iron Historic District .
## histdistSoHo-Cast Iron Historic District Extension
## histdistSouth Street Seaport Historic District
## histdistSouth Village Historic District .
## histdistSt. Mark's Historic District
## histdistSt. Nicholas Historic District
## histdistStuyvesant Square Historic District
## histdistSullivan-Thompson Historic District .
## histdistTreadwell Farm Historic District
## histdistTribeca East Historic District
## histdistTribeca North Historic District
## histdistTribeca South Historic District
## histdistTribeca West Historic District
## histdistTudor City Historic District *
## histdistUpper East Side Historic District **
## histdistUpper East Side Historic District Extension
## histdistUpper West Side / Central Park West Historic District *
## histdistWeehawken Street Historic District
## histdistWest 71st Street Historic District
## histdistWest End-Collegiate Historic District
## histdistWest End-Collegiate Historic District Extension
## landmarkINTERIOR LANDMARK ***
## landmarkNone ***
## builtfar ***
## ---
## Signif. codes: 0 '***' 0.001 '**' 0.01 '*' 0.05 '.' 0.1 ' ' 1
##
## Residual standard error: 8936000 on 13106 degrees of freedom
## (1 observation deleted due to missingness)
## Multiple R-squared: 0.9006, Adjusted R-squared: 0.8991
## F-statistic: 582.4 on 204 and 13106 DF, p-value: < 2.2e-16Residual Analysis
We check the Q-Q plot and it’s clear that we have heteroscedasticity because residuals don’t have equal variance across low to high values.
This suggests, which is typical of financial modeling, that we should
have taken the log of FINMKTTOT which we will do, along
with check out the one extreme outlier, record 6230.
plot(lm_model)
Log Transformation
While taking the log of assessed market value lowered the R-squared from 0.901 to 0.790, the residuals are much better behaved as seen in the quartile table below. Since the median is close to zero in the log model we can move forward with establishing confidence in our logged model.
| Residuals | Before | Logged |
|---|---|---|
| Min | -205449082 | -9.1614 |
| 1Q | -1733126 | -0.3047 |
| Median | -15842 | 0.0009 |
| 3Q | 1861350 | 0.3164 |
| Max | 254616870 | 2.3080 |
Note since we’re looking at a logged target value our coefficients
are multiplicative instead of additive, also known as elasticities. For
example, the coefficients of GROSS_SQFT in the linear model
was 118.4 meaning each additional square foot adds $118.4 in assessed
market value, while in the logged model the 7.7e-7 coefficient says that
each additional square foot adds 0.000077% to assessed value.
lm_model_log <- lm(log(FINMKTTOT) ~ . - BLOCK - LOT, data = df5)
summary(lm_model_log)##
## Call:
## lm(formula = log(FINMKTTOT) ~ . - BLOCK - LOT, data = df5)
##
## Residuals:
## Min 1Q Median 3Q Max
## -9.1614 -0.3047 0.0009 0.3164 2.3080
##
## Coefficients:
## Estimate
## (Intercept) 1.110e+01
## BLDG_CLASSC4 -3.245e-02
## BLDG_CLASSC5 -2.128e-01
## BLDG_CLASSC6 -1.003e-02
## BLDG_CLASSC7 1.147e-01
## BLDG_CLASSC8 4.949e-02
## BLDG_CLASSC9 5.914e-01
## BLDG_CLASSD0 1.001e+00
## BLDG_CLASSD1 5.384e-01
## BLDG_CLASSD2 6.098e-01
## BLDG_CLASSD3 7.097e-01
## BLDG_CLASSD4 9.552e-01
## BLDG_CLASSD5 7.234e-01
## BLDG_CLASSD6 7.546e-01
## BLDG_CLASSD7 6.583e-01
## BLDG_CLASSD8 5.652e-01
## BLDG_CLASSD9 6.581e-01
## BLDG_CLASSS9 -1.301e-01
## ZONINGC1-6 -1.031e+00
## ZONINGC1-7 -9.627e-01
## ZONINGC1-8 -1.178e+00
## ZONINGC1-9 -1.023e+00
## ZONINGC16A -9.122e-01
## ZONINGC17A -1.050e+00
## ZONINGC18A -8.724e-01
## ZONINGC18X -8.984e-01
## ZONINGC19A -1.002e+00
## ZONINGC2-6 -9.982e-01
## ZONINGC2-7 -1.019e+00
## ZONINGC2-8 -1.088e+00
## ZONINGC26A -8.278e-01
## ZONINGC27A -8.765e-01
## ZONINGC28A -8.954e-01
## ZONINGC4-4 -9.694e-01
## ZONINGC4-5 -1.085e+00
## ZONINGC4-6 -9.850e-01
## ZONINGC4-7 -1.056e+00
## ZONINGC44A -1.179e+00
## ZONINGC44D -1.020e+00
## ZONINGC45A -8.217e-01
## ZONINGC45D -1.491e+00
## ZONINGC45X -1.334e+00
## ZONINGC46A -6.387e-01
## ZONINGC5-1 -6.276e-01
## ZONINGC5-2 -9.743e-01
## ZONINGC5-3 -7.364e-01
## ZONINGC5-5 -1.279e+00
## ZONINGC5-P -7.150e-01
## ZONINGC51A -4.560e-01
## ZONINGC52.5 -8.600e-01
## ZONINGC6-1 -1.343e+00
## ZONINGC6-2 -1.036e+00
## ZONINGC6-2G -1.090e+00
## ZONINGC6-3 -6.585e-01
## ZONINGC6-4 -1.068e+00
## ZONINGC6-5 -1.035e+00
## ZONINGC6-6 -6.552e-01
## ZONINGC6-7 -1.062e+00
## ZONINGC6-9 -9.381e-01
## ZONINGC61G -1.576e+00
## ZONINGC62A -9.576e-01
## ZONINGC62G -1.406e+00
## ZONINGC62M -8.268e-01
## ZONINGC63A -8.936e-01
## ZONINGC63X -5.753e-01
## ZONINGC64.5 -1.075e+00
## ZONINGC64A -9.499e-01
## ZONINGC64M -8.292e-01
## ZONINGC64X -1.308e+00
## ZONINGC65.5 -1.042e+00
## ZONINGC66.5 -1.058e+00
## ZONINGC67T -1.538e+00
## ZONINGC8-3 -9.361e-01
## ZONINGC8-4 -9.873e-01
## ZONINGM1-2 -1.027e+00
## ZONINGM1-4 -5.831e-01
## ZONINGM1-5 -5.708e-01
## ZONINGM1-6 -9.032e-01
## ZONINGM15A -4.545e-01
## ZONINGM15B -1.436e+00
## ZONINGM15M -1.150e+00
## ZONINGM15R10 -1.093e+00
## ZONINGM15R72 -1.553e+00
## ZONINGM15R7D -1.019e+00
## ZONINGM15R7X -1.165e+00
## ZONINGM15R9A -1.210e+00
## ZONINGM15R9X -1.123e+00
## ZONINGM16D -1.186e+00
## ZONINGM16R10 -6.848e-01
## ZONINGM16R9 -1.142e+00
## ZONINGM2-4 -1.140e+00
## ZONINGR10 -9.635e-01
## ZONINGR10A -8.701e-01
## ZONINGR10H -8.669e-01
## ZONINGR5 -1.356e+00
## ZONINGR6 -1.003e+00
## ZONINGR6A -1.299e+00
## ZONINGR7-1 -1.829e+00
## ZONINGR7-2 -1.216e+00
## ZONINGR7A -1.179e+00
## ZONINGR7B -1.121e+00
## ZONINGR7D -1.291e+00
## ZONINGR7X -1.229e+00
## ZONINGR8 -1.023e+00
## ZONINGR8A -1.113e+00
## ZONINGR8B -1.016e+00
## ZONINGR8X 3.126e-01
## ZONINGR9 -1.029e+00
## ZONINGR9-1 -1.254e+00
## ZONINGR9A -1.177e+00
## ZONINGR9X -7.545e-01
## LOT_IRREGR -1.651e-01
## LOT_IRREGUnknown 1.295e-01
## BLD_EXTEG -2.936e-01
## BLD_EXTG 2.604e-01
## BLD_EXTN 6.763e-02
## BLD_STORY 6.301e-02
## CORNERYes 3.069e-01
## LAND_AREA -4.014e-06
## NUM_BLDGS 1.328e-01
## YRBUILT 2.252e-03
## YRALT1 6.794e-06
## YRALT2 2.488e-05
## UNITS 1.527e-03
## GROSS_SQFT 7.706e-07
## OFFICE_AREA_GROSS 3.683e-06
## FINTAXFLAGT 1.505e-01
## schooldist02 -6.168e-02
## schooldist03 -2.206e-01
## schooldist04 -4.007e-01
## schooldist05 -4.907e-01
## schooldist06 -4.502e-01
## schooldist10 -6.268e-01
## ltdheightLH-1A -1.962e-01
## ltdheightNone -2.049e-01
## easements 1.988e-01
## histdistCarnegie Hill Historic District 1.247e-02
## histdistCentral Harlem West -- 130-132nd Street Historic District -4.043e-01
## histdistCentral Park West-76th Street Historic District 9.443e-02
## histdistCentral Park West-West 73rd - 74th Street Historic District 3.642e-01
## histdistCharlton-King-Vandam Historic District 2.501e-01
## histdistChelsea Historic District 2.100e-01
## histdistChelsea Historic District Extension 2.911e-01
## histdistDorrance Brooks Square Historic District -7.472e-02
## histdistEast 10th Street Historic District -1.400e-01
## histdistEast 17th Street / Irving Place Historic District -1.314e-01
## histdistEast Village / Lower East Side Historic District -1.193e-02
## histdistExpanded Carnegie Hill Historic District 2.584e-01
## histdistGansevoort Market Historic District 5.974e-01
## histdistGramercy Park Historic District -1.134e-01
## histdistGreenwich Village Historic District 3.012e-01
## histdistGreenwich Village Historic District Extension 2.359e-01
## histdistGreenwich Village Historic District Extension II 3.769e-01
## histdistHamilton Heights / Sugar Hill Historic District 2.756e-02
## histdistHamilton Heights / Sugar Hill Historic District Extension -1.949e-01
## histdistHamilton Heights / Sugar Hill Northeast Historic District 8.069e-02
## histdistHamilton Heights / Sugar Hill Northwest Historic District -1.041e-01
## histdistHamilton Heights Historic District -2.826e-01
## histdistHamilton Heights Historic District Extension 2.681e-02
## histdistIndividual Landmark 6.235e-01
## histdistJumel Terrace Historic District -8.563e-01
## histdistLadies' Mile Historic District 6.233e-02
## histdistLamartine Place Historic District -1.639e-02
## histdistMadison Square North Historic District 8.514e-03
## histdistManhattan Avenue Historic District -3.340e-01
## histdistMetropolitan Museum Historic District 1.467e-01
## histdistMorningside Heights Historic District -1.057e-01
## histdistMount Morris Park Historic District -4.507e-01
## histdistMount Morris Park Historic District Extension -3.649e-01
## histdistMurray Hill Historic District -5.043e-02
## histdistMurray Hill Historic District Extension -5.356e-01
## histdistNoHo East Historic District 4.295e-01
## histdistNoHo Historic District 4.489e-01
## histdistNoHo Historic District Extension 3.342e-01
## histdistNone 8.629e-02
## histdistPark Avenue Historic District 4.191e-01
## histdistRiverside Drive-West 80th - 81st Street Historic District 1.359e-01
## histdistRiverside-West 105th Street Historic District -9.803e-02
## histdistRiverside-West End Historic District 2.441e-02
## histdistRiverside-West End Historic District Extension I 1.158e-01
## histdistRiverside-West End Historic District Extension II -1.051e-02
## histdistSoHo-Cast Iron Historic District 5.233e-01
## histdistSoHo-Cast Iron Historic District Extension 2.195e-01
## histdistSouth Street Seaport Historic District -5.078e-02
## histdistSouth Village Historic District 6.390e-01
## histdistSt. Mark's Historic District -8.664e-02
## histdistSt. Nicholas Historic District 3.978e-01
## histdistStuyvesant Square Historic District -1.560e-02
## histdistSullivan-Thompson Historic District 6.382e-01
## histdistTreadwell Farm Historic District 3.701e-01
## histdistTribeca East Historic District 8.161e-02
## histdistTribeca North Historic District -6.131e-02
## histdistTribeca South Historic District 9.703e-02
## histdistTribeca West Historic District 2.333e-02
## histdistTudor City Historic District 9.730e-02
## histdistUpper East Side Historic District 2.854e-01
## histdistUpper East Side Historic District Extension 2.168e-01
## histdistUpper West Side / Central Park West Historic District 3.277e-01
## histdistWeehawken Street Historic District -1.135e+00
## histdistWest 71st Street Historic District 1.483e-01
## histdistWest End-Collegiate Historic District 1.683e-02
## histdistWest End-Collegiate Historic District Extension 1.240e-01
## landmarkINTERIOR LANDMARK 1.131e-01
## landmarkNone 1.221e-02
## builtfar 6.931e-03
## Std. Error
## (Intercept) 5.782e-01
## BLDG_CLASSC4 2.026e-02
## BLDG_CLASSC5 2.721e-02
## BLDG_CLASSC6 2.355e-02
## BLDG_CLASSC7 1.705e-02
## BLDG_CLASSC8 5.234e-01
## BLDG_CLASSC9 1.986e-01
## BLDG_CLASSD0 5.219e-02
## BLDG_CLASSD1 2.090e-02
## BLDG_CLASSD2 1.169e-01
## BLDG_CLASSD3 2.700e-02
## BLDG_CLASSD4 2.170e-02
## BLDG_CLASSD5 5.128e-02
## BLDG_CLASSD6 2.831e-02
## BLDG_CLASSD7 2.390e-02
## BLDG_CLASSD8 6.286e-02
## BLDG_CLASSD9 3.945e-02
## BLDG_CLASSS9 3.727e-01
## ZONINGC1-6 2.006e-01
## ZONINGC1-7 2.111e-01
## ZONINGC1-8 2.710e-01
## ZONINGC1-9 1.869e-01
## ZONINGC16A 1.917e-01
## ZONINGC17A 2.097e-01
## ZONINGC18A 1.937e-01
## ZONINGC18X 1.939e-01
## ZONINGC19A 1.998e-01
## ZONINGC2-6 2.067e-01
## ZONINGC2-7 2.345e-01
## ZONINGC2-8 1.889e-01
## ZONINGC26A 2.713e-01
## ZONINGC27A 1.983e-01
## ZONINGC28A 2.024e-01
## ZONINGC4-4 2.134e-01
## ZONINGC4-5 2.221e-01
## ZONINGC4-6 2.381e-01
## ZONINGC4-7 2.065e-01
## ZONINGC44A 1.891e-01
## ZONINGC44D 2.143e-01
## ZONINGC45A 2.823e-01
## ZONINGC45D 3.543e-01
## ZONINGC45X 2.987e-01
## ZONINGC46A 1.953e-01
## ZONINGC5-1 1.982e-01
## ZONINGC5-2 1.994e-01
## ZONINGC5-3 2.180e-01
## ZONINGC5-5 2.050e-01
## ZONINGC5-P 2.427e-01
## ZONINGC51A 2.979e-01
## ZONINGC52.5 2.467e-01
## ZONINGC6-1 1.904e-01
## ZONINGC6-2 1.889e-01
## ZONINGC6-2G 4.447e-01
## ZONINGC6-3 2.177e-01
## ZONINGC6-4 1.910e-01
## ZONINGC6-5 2.605e-01
## ZONINGC6-6 2.156e-01
## ZONINGC6-7 4.127e-01
## ZONINGC6-9 2.678e-01
## ZONINGC61G 1.940e-01
## ZONINGC62A 1.889e-01
## ZONINGC62G 1.922e-01
## ZONINGC62M 2.271e-01
## ZONINGC63A 1.981e-01
## ZONINGC63X 2.362e-01
## ZONINGC64.5 2.416e-01
## ZONINGC64A 2.065e-01
## ZONINGC64M 2.069e-01
## ZONINGC64X 2.563e-01
## ZONINGC65.5 4.130e-01
## ZONINGC66.5 3.198e-01
## ZONINGC67T 4.129e-01
## ZONINGC8-3 2.297e-01
## ZONINGC8-4 2.042e-01
## ZONINGM1-2 2.987e-01
## ZONINGM1-4 2.983e-01
## ZONINGM1-5 3.535e-01
## ZONINGM1-6 1.978e-01
## ZONINGM15A 5.906e-01
## ZONINGM15B 2.616e-01
## ZONINGM15M 2.466e-01
## ZONINGM15R10 2.822e-01
## ZONINGM15R72 2.831e-01
## ZONINGM15R7D 2.902e-01
## ZONINGM15R7X 2.533e-01
## ZONINGM15R9A 3.931e-01
## ZONINGM15R9X 2.970e-01
## ZONINGM16D 2.609e-01
## ZONINGM16R10 3.201e-01
## ZONINGM16R9 5.540e-01
## ZONINGM2-4 4.127e-01
## ZONINGR10 1.871e-01
## ZONINGR10A 1.872e-01
## ZONINGR10H 2.434e-01
## ZONINGR5 3.088e-01
## ZONINGR6 1.971e-01
## ZONINGR6A 1.948e-01
## ZONINGR7-1 4.341e-01
## ZONINGR7-2 1.861e-01
## ZONINGR7A 1.862e-01
## ZONINGR7B 1.889e-01
## ZONINGR7D 1.969e-01
## ZONINGR7X 2.309e-01
## ZONINGR8 1.859e-01
## ZONINGR8A 1.873e-01
## ZONINGR8B 1.855e-01
## ZONINGR8X 5.545e-01
## ZONINGR9 1.972e-01
## ZONINGR9-1 4.132e-01
## ZONINGR9A 1.929e-01
## ZONINGR9X 2.378e-01
## LOT_IRREGR 1.244e-02
## LOT_IRREGUnknown 9.128e-02
## BLD_EXTEG 2.169e-01
## BLD_EXTG 8.547e-02
## BLD_EXTN 1.847e-02
## BLD_STORY 2.006e-03
## CORNERYes 1.264e-02
## LAND_AREA 2.420e-07
## NUM_BLDGS 6.959e-03
## YRBUILT 1.789e-04
## YRALT1 4.965e-06
## YRALT2 9.224e-06
## UNITS 1.431e-04
## GROSS_SQFT 1.102e-07
## OFFICE_AREA_GROSS 1.620e-06
## FINTAXFLAGT 9.643e-03
## schooldist02 1.914e-02
## schooldist03 2.407e-02
## schooldist04 3.168e-02
## schooldist05 2.577e-02
## schooldist06 2.404e-02
## schooldist10 1.273e-01
## ltdheightLH-1A 3.898e-01
## ltdheightNone 3.830e-01
## easements 7.352e-02
## histdistCarnegie Hill Historic District 2.982e-01
## histdistCentral Harlem West -- 130-132nd Street Historic District 2.186e-01
## histdistCentral Park West-76th Street Historic District 1.997e-01
## histdistCentral Park West-West 73rd - 74th Street Historic District 2.120e-01
## histdistCharlton-King-Vandam Historic District 2.107e-01
## histdistChelsea Historic District 1.989e-01
## histdistChelsea Historic District Extension 2.205e-01
## histdistDorrance Brooks Square Historic District 1.881e-01
## histdistEast 10th Street Historic District 2.730e-01
## histdistEast 17th Street / Irving Place Historic District 3.950e-01
## histdistEast Village / Lower East Side Historic District 1.488e-01
## histdistExpanded Carnegie Hill Historic District 1.554e-01
## histdistGansevoort Market Historic District 2.993e-01
## histdistGramercy Park Historic District 4.076e-01
## histdistGreenwich Village Historic District 1.549e-01
## histdistGreenwich Village Historic District Extension 2.464e-01
## histdistGreenwich Village Historic District Extension II 1.621e-01
## histdistHamilton Heights / Sugar Hill Historic District 1.752e-01
## histdistHamilton Heights / Sugar Hill Historic District Extension 2.968e-01
## histdistHamilton Heights / Sugar Hill Northeast Historic District 1.712e-01
## histdistHamilton Heights / Sugar Hill Northwest Historic District 1.842e-01
## histdistHamilton Heights Historic District 3.376e-01
## histdistHamilton Heights Historic District Extension 1.947e-01
## histdistIndividual Landmark 1.856e-01
## histdistJumel Terrace Historic District 5.404e-01
## histdistLadies' Mile Historic District 1.781e-01
## histdistLamartine Place Historic District 2.731e-01
## histdistMadison Square North Historic District 3.014e-01
## histdistManhattan Avenue Historic District 5.410e-01
## histdistMetropolitan Museum Historic District 1.833e-01
## histdistMorningside Heights Historic District 1.556e-01
## histdistMount Morris Park Historic District 1.906e-01
## histdistMount Morris Park Historic District Extension 2.077e-01
## histdistMurray Hill Historic District 2.969e-01
## histdistMurray Hill Historic District Extension 3.952e-01
## histdistNoHo East Historic District 2.429e-01
## histdistNoHo Historic District 3.589e-01
## histdistNoHo Historic District Extension 2.834e-01
## histdistNone 1.409e-01
## histdistPark Avenue Historic District 1.633e-01
## histdistRiverside Drive-West 80th - 81st Street Historic District 2.976e-01
## histdistRiverside-West 105th Street Historic District 2.129e-01
## histdistRiverside-West End Historic District 1.546e-01
## histdistRiverside-West End Historic District Extension I 1.553e-01
## histdistRiverside-West End Historic District Extension II 1.489e-01
## histdistSoHo-Cast Iron Historic District 2.427e-01
## histdistSoHo-Cast Iron Historic District Extension 2.471e-01
## histdistSouth Street Seaport Historic District 2.465e-01
## histdistSouth Village Historic District 1.535e-01
## histdistSt. Mark's Historic District 3.331e-01
## histdistSt. Nicholas Historic District 3.333e-01
## histdistStuyvesant Square Historic District 2.991e-01
## histdistSullivan-Thompson Historic District 1.550e-01
## histdistTreadwell Farm Historic District 3.328e-01
## histdistTribeca East Historic District 2.100e-01
## histdistTribeca North Historic District 3.973e-01
## histdistTribeca South Historic District 2.585e-01
## histdistTribeca West Historic District 1.915e-01
## histdistTudor City Historic District 2.146e-01
## histdistUpper East Side Historic District 1.539e-01
## histdistUpper East Side Historic District Extension 1.919e-01
## histdistUpper West Side / Central Park West Historic District 1.450e-01
## histdistWeehawken Street Historic District 5.429e-01
## histdistWest 71st Street Historic District 5.409e-01
## histdistWest End-Collegiate Historic District 1.736e-01
## histdistWest End-Collegiate Historic District Extension 1.545e-01
## landmarkINTERIOR LANDMARK 5.526e-01
## landmarkNone 1.032e-01
## builtfar 3.230e-03
## t value
## (Intercept) 19.205
## BLDG_CLASSC4 -1.602
## BLDG_CLASSC5 -7.820
## BLDG_CLASSC6 -0.426
## BLDG_CLASSC7 6.726
## BLDG_CLASSC8 0.095
## BLDG_CLASSC9 2.978
## BLDG_CLASSD0 19.187
## BLDG_CLASSD1 25.755
## BLDG_CLASSD2 5.218
## BLDG_CLASSD3 26.281
## BLDG_CLASSD4 44.022
## BLDG_CLASSD5 14.106
## BLDG_CLASSD6 26.658
## BLDG_CLASSD7 27.548
## BLDG_CLASSD8 8.990
## BLDG_CLASSD9 16.681
## BLDG_CLASSS9 -0.349
## ZONINGC1-6 -5.141
## ZONINGC1-7 -4.560
## ZONINGC1-8 -4.348
## ZONINGC1-9 -5.475
## ZONINGC16A -4.759
## ZONINGC17A -5.010
## ZONINGC18A -4.505
## ZONINGC18X -4.634
## ZONINGC19A -5.014
## ZONINGC2-6 -4.830
## ZONINGC2-7 -4.345
## ZONINGC2-8 -5.760
## ZONINGC26A -3.051
## ZONINGC27A -4.419
## ZONINGC28A -4.423
## ZONINGC4-4 -4.542
## ZONINGC4-5 -4.885
## ZONINGC4-6 -4.136
## ZONINGC4-7 -5.116
## ZONINGC44A -6.237
## ZONINGC44D -4.760
## ZONINGC45A -2.911
## ZONINGC45D -4.208
## ZONINGC45X -4.466
## ZONINGC46A -3.270
## ZONINGC5-1 -3.167
## ZONINGC5-2 -4.886
## ZONINGC5-3 -3.378
## ZONINGC5-5 -6.240
## ZONINGC5-P -2.946
## ZONINGC51A -1.531
## ZONINGC52.5 -3.486
## ZONINGC6-1 -7.058
## ZONINGC6-2 -5.484
## ZONINGC6-2G -2.451
## ZONINGC6-3 -3.024
## ZONINGC6-4 -5.594
## ZONINGC6-5 -3.972
## ZONINGC6-6 -3.039
## ZONINGC6-7 -2.573
## ZONINGC6-9 -3.503
## ZONINGC61G -8.126
## ZONINGC62A -5.069
## ZONINGC62G -7.316
## ZONINGC62M -3.641
## ZONINGC63A -4.511
## ZONINGC63X -2.436
## ZONINGC64.5 -4.450
## ZONINGC64A -4.600
## ZONINGC64M -4.007
## ZONINGC64X -5.105
## ZONINGC65.5 -2.522
## ZONINGC66.5 -3.310
## ZONINGC67T -3.725
## ZONINGC8-3 -4.075
## ZONINGC8-4 -4.835
## ZONINGM1-2 -3.439
## ZONINGM1-4 -1.955
## ZONINGM1-5 -1.615
## ZONINGM1-6 -4.566
## ZONINGM15A -0.770
## ZONINGM15B -5.491
## ZONINGM15M -4.663
## ZONINGM15R10 -3.874
## ZONINGM15R72 -5.487
## ZONINGM15R7D -3.511
## ZONINGM15R7X -4.599
## ZONINGM15R9A -3.079
## ZONINGM15R9X -3.781
## ZONINGM16D -4.546
## ZONINGM16R10 -2.140
## ZONINGM16R9 -2.061
## ZONINGM2-4 -2.762
## ZONINGR10 -5.149
## ZONINGR10A -4.647
## ZONINGR10H -3.561
## ZONINGR5 -4.390
## ZONINGR6 -5.089
## ZONINGR6A -6.669
## ZONINGR7-1 -4.214
## ZONINGR7-2 -6.535
## ZONINGR7A -6.332
## ZONINGR7B -5.935
## ZONINGR7D -6.554
## ZONINGR7X -5.322
## ZONINGR8 -5.506
## ZONINGR8A -5.941
## ZONINGR8B -5.476
## ZONINGR8X 0.564
## ZONINGR9 -5.216
## ZONINGR9-1 -3.035
## ZONINGR9A -6.101
## ZONINGR9X -3.173
## LOT_IRREGR -13.270
## LOT_IRREGUnknown 1.419
## BLD_EXTEG -1.354
## BLD_EXTG 3.047
## BLD_EXTN 3.661
## BLD_STORY 31.415
## CORNERYes 24.276
## LAND_AREA -16.590
## NUM_BLDGS 19.080
## YRBUILT 12.588
## YRALT1 1.368
## YRALT2 2.697
## UNITS 10.671
## GROSS_SQFT 6.990
## OFFICE_AREA_GROSS 2.273
## FINTAXFLAGT 15.606
## schooldist02 -3.223
## schooldist03 -9.167
## schooldist04 -12.648
## schooldist05 -19.041
## schooldist06 -18.730
## schooldist10 -4.924
## ltdheightLH-1A -0.503
## ltdheightNone -0.535
## easements 2.705
## histdistCarnegie Hill Historic District 0.042
## histdistCentral Harlem West -- 130-132nd Street Historic District -1.850
## histdistCentral Park West-76th Street Historic District 0.473
## histdistCentral Park West-West 73rd - 74th Street Historic District 1.718
## histdistCharlton-King-Vandam Historic District 1.187
## histdistChelsea Historic District 1.056
## histdistChelsea Historic District Extension 1.320
## histdistDorrance Brooks Square Historic District -0.397
## histdistEast 10th Street Historic District -0.513
## histdistEast 17th Street / Irving Place Historic District -0.333
## histdistEast Village / Lower East Side Historic District -0.080
## histdistExpanded Carnegie Hill Historic District 1.663
## histdistGansevoort Market Historic District 1.996
## histdistGramercy Park Historic District -0.278
## histdistGreenwich Village Historic District 1.945
## histdistGreenwich Village Historic District Extension 0.957
## histdistGreenwich Village Historic District Extension II 2.326
## histdistHamilton Heights / Sugar Hill Historic District 0.157
## histdistHamilton Heights / Sugar Hill Historic District Extension -0.657
## histdistHamilton Heights / Sugar Hill Northeast Historic District 0.471
## histdistHamilton Heights / Sugar Hill Northwest Historic District -0.565
## histdistHamilton Heights Historic District -0.837
## histdistHamilton Heights Historic District Extension 0.138
## histdistIndividual Landmark 3.360
## histdistJumel Terrace Historic District -1.585
## histdistLadies' Mile Historic District 0.350
## histdistLamartine Place Historic District -0.060
## histdistMadison Square North Historic District 0.028
## histdistManhattan Avenue Historic District -0.617
## histdistMetropolitan Museum Historic District 0.800
## histdistMorningside Heights Historic District -0.679
## histdistMount Morris Park Historic District -2.364
## histdistMount Morris Park Historic District Extension -1.757
## histdistMurray Hill Historic District -0.170
## histdistMurray Hill Historic District Extension -1.355
## histdistNoHo East Historic District 1.768
## histdistNoHo Historic District 1.251
## histdistNoHo Historic District Extension 1.179
## histdistNone 0.613
## histdistPark Avenue Historic District 2.566
## histdistRiverside Drive-West 80th - 81st Street Historic District 0.457
## histdistRiverside-West 105th Street Historic District -0.461
## histdistRiverside-West End Historic District 0.158
## histdistRiverside-West End Historic District Extension I 0.746
## histdistRiverside-West End Historic District Extension II -0.071
## histdistSoHo-Cast Iron Historic District 2.156
## histdistSoHo-Cast Iron Historic District Extension 0.888
## histdistSouth Street Seaport Historic District -0.206
## histdistSouth Village Historic District 4.164
## histdistSt. Mark's Historic District -0.260
## histdistSt. Nicholas Historic District 1.193
## histdistStuyvesant Square Historic District -0.052
## histdistSullivan-Thompson Historic District 4.118
## histdistTreadwell Farm Historic District 1.112
## histdistTribeca East Historic District 0.389
## histdistTribeca North Historic District -0.154
## histdistTribeca South Historic District 0.375
## histdistTribeca West Historic District 0.122
## histdistTudor City Historic District 0.453
## histdistUpper East Side Historic District 1.854
## histdistUpper East Side Historic District Extension 1.130
## histdistUpper West Side / Central Park West Historic District 2.260
## histdistWeehawken Street Historic District -2.091
## histdistWest 71st Street Historic District 0.274
## histdistWest End-Collegiate Historic District 0.097
## histdistWest End-Collegiate Historic District Extension 0.803
## landmarkINTERIOR LANDMARK 0.205
## landmarkNone 0.118
## builtfar 2.146
## Pr(>|t|)
## (Intercept) < 2e-16
## BLDG_CLASSC4 0.109203
## BLDG_CLASSC5 5.69e-15
## BLDG_CLASSC6 0.670219
## BLDG_CLASSC7 1.82e-11
## BLDG_CLASSC8 0.924670
## BLDG_CLASSC9 0.002909
## BLDG_CLASSD0 < 2e-16
## BLDG_CLASSD1 < 2e-16
## BLDG_CLASSD2 1.84e-07
## BLDG_CLASSD3 < 2e-16
## BLDG_CLASSD4 < 2e-16
## BLDG_CLASSD5 < 2e-16
## BLDG_CLASSD6 < 2e-16
## BLDG_CLASSD7 < 2e-16
## BLDG_CLASSD8 < 2e-16
## BLDG_CLASSD9 < 2e-16
## BLDG_CLASSS9 0.727147
## ZONINGC1-6 2.77e-07
## ZONINGC1-7 5.15e-06
## ZONINGC1-8 1.38e-05
## ZONINGC1-9 4.47e-08
## ZONINGC16A 1.97e-06
## ZONINGC17A 5.51e-07
## ZONINGC18A 6.70e-06
## ZONINGC18X 3.62e-06
## ZONINGC19A 5.40e-07
## ZONINGC2-6 1.38e-06
## ZONINGC2-7 1.40e-05
## ZONINGC2-8 8.58e-09
## ZONINGC26A 0.002282
## ZONINGC27A 9.98e-06
## ZONINGC28A 9.80e-06
## ZONINGC4-4 5.63e-06
## ZONINGC4-5 1.05e-06
## ZONINGC4-6 3.55e-05
## ZONINGC4-7 3.17e-07
## ZONINGC44A 4.61e-10
## ZONINGC44D 1.96e-06
## ZONINGC45A 0.003613
## ZONINGC45D 2.59e-05
## ZONINGC45X 8.04e-06
## ZONINGC46A 0.001079
## ZONINGC5-1 0.001544
## ZONINGC5-2 1.04e-06
## ZONINGC5-3 0.000733
## ZONINGC5-5 4.52e-10
## ZONINGC5-P 0.003225
## ZONINGC51A 0.125825
## ZONINGC52.5 0.000491
## ZONINGC6-1 1.78e-12
## ZONINGC6-2 4.24e-08
## ZONINGC6-2G 0.014258
## ZONINGC6-3 0.002498
## ZONINGC6-4 2.27e-08
## ZONINGC6-5 7.17e-05
## ZONINGC6-6 0.002379
## ZONINGC6-7 0.010089
## ZONINGC6-9 0.000461
## ZONINGC61G 4.82e-16
## ZONINGC62A 4.05e-07
## ZONINGC62G 2.69e-13
## ZONINGC62M 0.000273
## ZONINGC63A 6.50e-06
## ZONINGC63X 0.014877
## ZONINGC64.5 8.65e-06
## ZONINGC64A 4.27e-06
## ZONINGC64M 6.18e-05
## ZONINGC64X 3.35e-07
## ZONINGC65.5 0.011682
## ZONINGC66.5 0.000937
## ZONINGC67T 0.000196
## ZONINGC8-3 4.62e-05
## ZONINGC8-4 1.35e-06
## ZONINGM1-2 0.000586
## ZONINGM1-4 0.050635
## ZONINGM1-5 0.106423
## ZONINGM1-6 5.01e-06
## ZONINGM15A 0.441606
## ZONINGM15B 4.07e-08
## ZONINGM15M 3.14e-06
## ZONINGM15R10 0.000108
## ZONINGM15R72 4.17e-08
## ZONINGM15R7D 0.000449
## ZONINGM15R7X 4.28e-06
## ZONINGM15R9A 0.002084
## ZONINGM15R9X 0.000157
## ZONINGM16D 5.51e-06
## ZONINGM16R10 0.032396
## ZONINGM16R9 0.039330
## ZONINGM2-4 0.005757
## ZONINGR10 2.66e-07
## ZONINGR10A 3.40e-06
## ZONINGR10H 0.000371
## ZONINGR5 1.14e-05
## ZONINGR6 3.65e-07
## ZONINGR6A 2.68e-11
## ZONINGR7-1 2.53e-05
## ZONINGR7-2 6.60e-11
## ZONINGR7A 2.49e-10
## ZONINGR7B 3.01e-09
## ZONINGR7D 5.80e-11
## ZONINGR7X 1.04e-07
## ZONINGR8 3.75e-08
## ZONINGR8A 2.90e-09
## ZONINGR8B 4.43e-08
## ZONINGR8X 0.572929
## ZONINGR9 1.85e-07
## ZONINGR9-1 0.002412
## ZONINGR9A 1.08e-09
## ZONINGR9X 0.001512
## LOT_IRREGR < 2e-16
## LOT_IRREGUnknown 0.155973
## BLD_EXTEG 0.175877
## BLD_EXTG 0.002316
## BLD_EXTN 0.000252
## BLD_STORY < 2e-16
## CORNERYes < 2e-16
## LAND_AREA < 2e-16
## NUM_BLDGS < 2e-16
## YRBUILT < 2e-16
## YRALT1 0.171229
## YRALT2 0.007009
## UNITS < 2e-16
## GROSS_SQFT 2.89e-12
## OFFICE_AREA_GROSS 0.023014
## FINTAXFLAGT < 2e-16
## schooldist02 0.001272
## schooldist03 < 2e-16
## schooldist04 < 2e-16
## schooldist05 < 2e-16
## schooldist06 < 2e-16
## schooldist10 8.57e-07
## ltdheightLH-1A 0.614685
## ltdheightNone 0.592705
## easements 0.006849
## histdistCarnegie Hill Historic District 0.966644
## histdistCentral Harlem West -- 130-132nd Street Historic District 0.064351
## histdistCentral Park West-76th Street Historic District 0.636388
## histdistCentral Park West-West 73rd - 74th Street Historic District 0.085896
## histdistCharlton-King-Vandam Historic District 0.235180
## histdistChelsea Historic District 0.290980
## histdistChelsea Historic District Extension 0.186837
## histdistDorrance Brooks Square Historic District 0.691210
## histdistEast 10th Street Historic District 0.608122
## histdistEast 17th Street / Irving Place Historic District 0.739377
## histdistEast Village / Lower East Side Historic District 0.936064
## histdistExpanded Carnegie Hill Historic District 0.096429
## histdistGansevoort Market Historic District 0.045990
## histdistGramercy Park Historic District 0.780918
## histdistGreenwich Village Historic District 0.051841
## histdistGreenwich Village Historic District Extension 0.338504
## histdistGreenwich Village Historic District Extension II 0.020059
## histdistHamilton Heights / Sugar Hill Historic District 0.874994
## histdistHamilton Heights / Sugar Hill Historic District Extension 0.511453
## histdistHamilton Heights / Sugar Hill Northeast Historic District 0.637369
## histdistHamilton Heights / Sugar Hill Northwest Historic District 0.571969
## histdistHamilton Heights Historic District 0.402525
## histdistHamilton Heights Historic District Extension 0.890487
## histdistIndividual Landmark 0.000783
## histdistJumel Terrace Historic District 0.113050
## histdistLadies' Mile Historic District 0.726306
## histdistLamartine Place Historic District 0.952130
## histdistMadison Square North Historic District 0.977464
## histdistManhattan Avenue Historic District 0.537025
## histdistMetropolitan Museum Historic District 0.423718
## histdistMorningside Heights Historic District 0.497102
## histdistMount Morris Park Historic District 0.018093
## histdistMount Morris Park Historic District Extension 0.078909
## histdistMurray Hill Historic District 0.865127
## histdistMurray Hill Historic District Extension 0.175318
## histdistNoHo East Historic District 0.077009
## histdistNoHo Historic District 0.211062
## histdistNoHo Historic District Extension 0.238414
## histdistNone 0.540159
## histdistPark Avenue Historic District 0.010286
## histdistRiverside Drive-West 80th - 81st Street Historic District 0.647847
## histdistRiverside-West 105th Street Historic District 0.645131
## histdistRiverside-West End Historic District 0.874550
## histdistRiverside-West End Historic District Extension I 0.455932
## histdistRiverside-West End Historic District Extension II 0.943727
## histdistSoHo-Cast Iron Historic District 0.031125
## histdistSoHo-Cast Iron Historic District Extension 0.374366
## histdistSouth Street Seaport Historic District 0.836811
## histdistSouth Village Historic District 3.15e-05
## histdistSt. Mark's Historic District 0.794797
## histdistSt. Nicholas Historic District 0.232704
## histdistStuyvesant Square Historic District 0.958401
## histdistSullivan-Thompson Historic District 3.84e-05
## histdistTreadwell Farm Historic District 0.266076
## histdistTribeca East Historic District 0.697529
## histdistTribeca North Historic District 0.877378
## histdistTribeca South Historic District 0.707420
## histdistTribeca West Historic District 0.903046
## histdistTudor City Historic District 0.650219
## histdistUpper East Side Historic District 0.063793
## histdistUpper East Side Historic District Extension 0.258569
## histdistUpper West Side / Central Park West Historic District 0.023827
## histdistWeehawken Street Historic District 0.036511
## histdistWest 71st Street Historic District 0.783958
## histdistWest End-Collegiate Historic District 0.922784
## histdistWest End-Collegiate Historic District Extension 0.422152
## landmarkINTERIOR LANDMARK 0.837834
## landmarkNone 0.905760
## builtfar 0.031924
##
## (Intercept) ***
## BLDG_CLASSC4
## BLDG_CLASSC5 ***
## BLDG_CLASSC6
## BLDG_CLASSC7 ***
## BLDG_CLASSC8
## BLDG_CLASSC9 **
## BLDG_CLASSD0 ***
## BLDG_CLASSD1 ***
## BLDG_CLASSD2 ***
## BLDG_CLASSD3 ***
## BLDG_CLASSD4 ***
## BLDG_CLASSD5 ***
## BLDG_CLASSD6 ***
## BLDG_CLASSD7 ***
## BLDG_CLASSD8 ***
## BLDG_CLASSD9 ***
## BLDG_CLASSS9
## ZONINGC1-6 ***
## ZONINGC1-7 ***
## ZONINGC1-8 ***
## ZONINGC1-9 ***
## ZONINGC16A ***
## ZONINGC17A ***
## ZONINGC18A ***
## ZONINGC18X ***
## ZONINGC19A ***
## ZONINGC2-6 ***
## ZONINGC2-7 ***
## ZONINGC2-8 ***
## ZONINGC26A **
## ZONINGC27A ***
## ZONINGC28A ***
## ZONINGC4-4 ***
## ZONINGC4-5 ***
## ZONINGC4-6 ***
## ZONINGC4-7 ***
## ZONINGC44A ***
## ZONINGC44D ***
## ZONINGC45A **
## ZONINGC45D ***
## ZONINGC45X ***
## ZONINGC46A **
## ZONINGC5-1 **
## ZONINGC5-2 ***
## ZONINGC5-3 ***
## ZONINGC5-5 ***
## ZONINGC5-P **
## ZONINGC51A
## ZONINGC52.5 ***
## ZONINGC6-1 ***
## ZONINGC6-2 ***
## ZONINGC6-2G *
## ZONINGC6-3 **
## ZONINGC6-4 ***
## ZONINGC6-5 ***
## ZONINGC6-6 **
## ZONINGC6-7 *
## ZONINGC6-9 ***
## ZONINGC61G ***
## ZONINGC62A ***
## ZONINGC62G ***
## ZONINGC62M ***
## ZONINGC63A ***
## ZONINGC63X *
## ZONINGC64.5 ***
## ZONINGC64A ***
## ZONINGC64M ***
## ZONINGC64X ***
## ZONINGC65.5 *
## ZONINGC66.5 ***
## ZONINGC67T ***
## ZONINGC8-3 ***
## ZONINGC8-4 ***
## ZONINGM1-2 ***
## ZONINGM1-4 .
## ZONINGM1-5
## ZONINGM1-6 ***
## ZONINGM15A
## ZONINGM15B ***
## ZONINGM15M ***
## ZONINGM15R10 ***
## ZONINGM15R72 ***
## ZONINGM15R7D ***
## ZONINGM15R7X ***
## ZONINGM15R9A **
## ZONINGM15R9X ***
## ZONINGM16D ***
## ZONINGM16R10 *
## ZONINGM16R9 *
## ZONINGM2-4 **
## ZONINGR10 ***
## ZONINGR10A ***
## ZONINGR10H ***
## ZONINGR5 ***
## ZONINGR6 ***
## ZONINGR6A ***
## ZONINGR7-1 ***
## ZONINGR7-2 ***
## ZONINGR7A ***
## ZONINGR7B ***
## ZONINGR7D ***
## ZONINGR7X ***
## ZONINGR8 ***
## ZONINGR8A ***
## ZONINGR8B ***
## ZONINGR8X
## ZONINGR9 ***
## ZONINGR9-1 **
## ZONINGR9A ***
## ZONINGR9X **
## LOT_IRREGR ***
## LOT_IRREGUnknown
## BLD_EXTEG
## BLD_EXTG **
## BLD_EXTN ***
## BLD_STORY ***
## CORNERYes ***
## LAND_AREA ***
## NUM_BLDGS ***
## YRBUILT ***
## YRALT1
## YRALT2 **
## UNITS ***
## GROSS_SQFT ***
## OFFICE_AREA_GROSS *
## FINTAXFLAGT ***
## schooldist02 **
## schooldist03 ***
## schooldist04 ***
## schooldist05 ***
## schooldist06 ***
## schooldist10 ***
## ltdheightLH-1A
## ltdheightNone
## easements **
## histdistCarnegie Hill Historic District
## histdistCentral Harlem West -- 130-132nd Street Historic District .
## histdistCentral Park West-76th Street Historic District
## histdistCentral Park West-West 73rd - 74th Street Historic District .
## histdistCharlton-King-Vandam Historic District
## histdistChelsea Historic District
## histdistChelsea Historic District Extension
## histdistDorrance Brooks Square Historic District
## histdistEast 10th Street Historic District
## histdistEast 17th Street / Irving Place Historic District
## histdistEast Village / Lower East Side Historic District
## histdistExpanded Carnegie Hill Historic District .
## histdistGansevoort Market Historic District *
## histdistGramercy Park Historic District
## histdistGreenwich Village Historic District .
## histdistGreenwich Village Historic District Extension
## histdistGreenwich Village Historic District Extension II *
## histdistHamilton Heights / Sugar Hill Historic District
## histdistHamilton Heights / Sugar Hill Historic District Extension
## histdistHamilton Heights / Sugar Hill Northeast Historic District
## histdistHamilton Heights / Sugar Hill Northwest Historic District
## histdistHamilton Heights Historic District
## histdistHamilton Heights Historic District Extension
## histdistIndividual Landmark ***
## histdistJumel Terrace Historic District
## histdistLadies' Mile Historic District
## histdistLamartine Place Historic District
## histdistMadison Square North Historic District
## histdistManhattan Avenue Historic District
## histdistMetropolitan Museum Historic District
## histdistMorningside Heights Historic District
## histdistMount Morris Park Historic District *
## histdistMount Morris Park Historic District Extension .
## histdistMurray Hill Historic District
## histdistMurray Hill Historic District Extension
## histdistNoHo East Historic District .
## histdistNoHo Historic District
## histdistNoHo Historic District Extension
## histdistNone
## histdistPark Avenue Historic District *
## histdistRiverside Drive-West 80th - 81st Street Historic District
## histdistRiverside-West 105th Street Historic District
## histdistRiverside-West End Historic District
## histdistRiverside-West End Historic District Extension I
## histdistRiverside-West End Historic District Extension II
## histdistSoHo-Cast Iron Historic District *
## histdistSoHo-Cast Iron Historic District Extension
## histdistSouth Street Seaport Historic District
## histdistSouth Village Historic District ***
## histdistSt. Mark's Historic District
## histdistSt. Nicholas Historic District
## histdistStuyvesant Square Historic District
## histdistSullivan-Thompson Historic District ***
## histdistTreadwell Farm Historic District
## histdistTribeca East Historic District
## histdistTribeca North Historic District
## histdistTribeca South Historic District
## histdistTribeca West Historic District
## histdistTudor City Historic District
## histdistUpper East Side Historic District .
## histdistUpper East Side Historic District Extension
## histdistUpper West Side / Central Park West Historic District *
## histdistWeehawken Street Historic District *
## histdistWest 71st Street Historic District
## histdistWest End-Collegiate Historic District
## histdistWest End-Collegiate Historic District Extension
## landmarkINTERIOR LANDMARK
## landmarkNone
## builtfar *
## ---
## Signif. codes: 0 '***' 0.001 '**' 0.01 '*' 0.05 '.' 0.1 ' ' 1
##
## Residual standard error: 0.5214 on 13106 degrees of freedom
## (1 observation deleted due to missingness)
## Multiple R-squared: 0.7896, Adjusted R-squared: 0.7864
## F-statistic: 241.2 on 204 and 13106 DF, p-value: < 2.2e-16Plot Residuals of Log Model
Here the logged model looks more homoskedastic for low assessed market values, however between 15 and 20, you see fewer and fewer buildings with overassessments and a significant number of properties with very low residuals. Note, positive residuals are over assessed per the model and negative residuals are under assessed buildings. This would suggest that while many properties may be appropriately taxed, if a significant minority of undertaxed properties were taxed appropriately, it would provide broad but subtle tax relief to everyone else. You can also draw a diagonal downward sloping line above which there are no residuals suggesting that, even on logged values, there’s this avoidance of overtaxation on higher valued properties, so even though they are paying more in taxes they are not paying as much for their advantages in geography or building attributes. We’re seeing a residual fingerprint of a regressive property tax system.
plot(predict(lm_model_log), residuals(lm_model_log))
Outlier
In our logged model the largest discrepancy is interestingly StuyTown. StuyTown has a lot of green and pedestrian spaces in it’s footprint that may make it unable to pay the taxes per apartment that would otherwise be generated if it were replaced with the traditional 18 blocks that it comprises. As a topic for a different paper, removing streets could do a lot to increase green and pedestrian spaces across the city without affecting property taxes. We may not be charging enough for cars parked or driving on the incredibly valuable land here. StuyTown was bought along with an adjacent, multiblock plot, in 2015 for $5.45 billion and may also be an example of incredibly sophisticated owners able to reduce their tax burden for their profit at the expense of all other property tax paying New York residents (This includes renters whose rents directly pay the owner’s property tax).
Also below, we’ve preserved the four outliers from the first versions of the model as potential issues for the DOF to review.
In the first version of the non-logged model, I noticed (record 6,230) from the residuals graphs, which as block 1373 lot 1 is the Roosevelt Island Lighthouse, but it doesn’t have ~8000 coop units as further listed. A little digging reveals the largest cooperative on Roosevelt Island is Rivercross with 365 units, so this may be a dud record but worth the DOF investigating to clean up their data and processes.
which.max(abs(rstandard())) returned a second major
outlier in the first version of the non-logged model, record 999. I
looked up the block and lot number (398/53) and it corresponds to 170
East 2nd Street, an ordinary six-story walkup in East Village. It looks
like it is slightly smaller that comparable buildings but a relatively
high tax. It could be that the neighborhood and having commercial
tenants on the ground floor could justify their tax assessment but I may
write their board a letter (or do it through the CNYC as outreach for
membership in the NYC Co-op group lobbying on behalf of Co-ops in
NYC.)
Record 63, the largest outlier in the first version of the logged model is a unique property, 10 buildings, forming gardened interior parks taking up a whole city block in the Financial District, 80 Gold Street has an enormous tax bill but it is a luxury community taking up a whole block in an expensive part of town. It stays as a valuable piece of data.
Record 7, the second largest outlier in the first version of the logged model is the Verdesian, a luxury building in Battery Park City. It also stays as a valuable piece of data.
which.max(abs(rstandard(lm_model_log)))## 4293
## 4293#idx <- which.max(abs(rstandard(lm_model_log)))
#t(df5[idx, ])
#df4 %>%
# filter(FINMKTTOT == 1502480000)Individual Residual
Here we look at one building of interest (the writer’s building) to view our work at a smaller scale.
We find that our building has a residual of -0.1796. This equates to the model expecting an assessed value of $8,802,000 instead of the $7,355,000 actually assessed. Suggesting this model finds us to be underpaying.
# Get the exact rows used in the fit (based on the model frame)
idx_used <- as.integer(rownames(model.frame(lm_model_log)))
# Sanity check
stopifnot(length(idx_used) == length(residuals(lm_model_log)))
# Attach residuals to the corresponding rows from df5
residuals_df_lm <- df5[idx_used, ] %>%
dplyr::mutate(residual_lm = residuals(lm_model_log))
# Now filter for your building
residuals_df_lm %>%
dplyr::filter(BLOCK == 1046, LOT == 23)## # A tibble: 1 × 25
## BLOCK LOT FINMKTTOT BLDG_CLASS ZONING LOT_IRREG BLD_EXT BLD_STORY CORNER
## <dbl> <dbl> <dbl> <chr> <chr> <chr> <chr> <dbl> <chr>
## 1 1046 23 7355000 D4 R8 R N 7 No
## # ℹ 16 more variables: LAND_AREA <dbl>, NUM_BLDGS <dbl>, YRBUILT <dbl>,
## # YRALT1 <dbl>, YRALT2 <dbl>, UNITS <dbl>, GROSS_SQFT <dbl>,
## # OFFICE_AREA_GROSS <dbl>, FINTAXFLAG <chr>, schooldist <chr>,
## # ltdheight <chr>, easements <dbl>, histdist <chr>, landmark <chr>,
## # builtfar <dbl>, residual_lm <dbl>We’re downloading these results for potential use by building boards who are curious where their building falls using this model.
write.csv(residuals_df_lm, "residuals_df_lm.csv", row.names = FALSE)Conclusion
It looks like we’ve already reverse-engineered the city’s process for calculating these estimated taxable market values. The discrepancies in the form of residuals could point to tax inequities, even without assessing the relative fairness of differences in capitalization rates between different zoning and building class types.
We expect that the NYC DOF may have tech debt, byproducts of their build process, or legacy structures like doing certain calculations in batch, that might be making their tax assessments less fair than a new, from scratch, model. In a way the city is “billing” buildings for being a part of the city, and billing is often the same as the prior year plus some. If the city is approaching the assessments like a vendor does billing, there may be a lot of historical discrepancies being perpetuated. This too would also show up as discrepancies in the model.
Note, that we’ve limited our data to Class 2 buildings with more than 10 units, as that is the split for the NYC DOF’s two methodologies for Class 2 buildings. If we were to expand this model for all Class 2 buildings, then we’d want to duplicate this work in a second model for buildings under 10 units. (It’s not clear from the DOF’s wording which group buildings of 10 units are treated.)
The DOF also said they factored nearby buildings into their
statistical modeling. It wasn’t clear if those buildings were comparable
(similar zoning and building class) or just nearby. We attempted to
generate a field like that by using Nine-Nearest-Neighbors to derive the
average assessed market value, FINMKTTOT, of nearby
buildings, however it returned nine infinite values and instead of
removing those records we’re opting to address location in our last and
final model, XGBoost.