101 Mac Dougal Street

Manhattan, NY

BBL 1-00542-0050BIN 1008732

Concern level3 of 4

High

012 open class-C HPD violations (immediately hazardous) — about 1 per 6 apartments
026 active DOB violation(s)

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 2 stabilized units with New York State for 2023 — of about 12 apartments.

2018 — 2 units registered2023 — 2

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1883

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building20 others linked to the same owner

HPD housing-maintenance violations

Open now

178

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2023-01-04

§ 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM .... AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2023-01-04

§ 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM SIGN MISSING AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2023-06-20

§ 27-2021 ADM CODE PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AND ARRANGE FOR COLLECTION AND DISPOSAL OF SUCH MATERIAL.

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 4CIssued 2023-01-04

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE MARBLE SADDLE AT FLOOR IN THE ENTRANCE LOCATED AT APT 4C, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition6

General1

Water Leak1

Unsanitary ConditionPests2026-02-09 · closed

Water LeakHeavy Flow2025-06-03 · closed

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Much higher than averagevs. NYC apartment blocks

1890

Noise reports · last 12 mo

158

≈ per month

% from neighbors

Street/Sidewalk774

Commercial433

Residential365

Unspecified189

Vehicle106

Park22

Helicopter1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly street/sidewalk) — street life and traffic more than neighbors. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Much higher than averagevs. NYC apartment blocks

800

NYPD reports · last 12 mo

≈ per month

Felony242

Misdemeanor509

Violation49

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

Infested, latest filing

Annual filings

2024–20251 infested · 1 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2021-03-10

BOROUGH COMMISSIONER HAS ISSEUD A STOP WORK ORDER UNDER APPLICATION # 122427123. DUE TO APPLICANT WITHDRAWAL. 100% CONSTRUCTION WORK IS COMPLETED.

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2021-03-08

THE BOROUGH COMMISSIONER HAS ISSUED A SWO FOR APP #140346579 DUE TO APPLICANT WITHDRAWAL. ACCESS NOT AVAILABLE TO GROUND FLOOR COMMERCIAL STORES AT TIME OF INSPECTION - ESTIMATE WORK 95% COMPLETE. PSWO ISSUED TO GROUND FLOOR COMMERCIAL STORES. STOP ALL WORK AND MAKE SITE SAFE.

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2018-11-28

FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2021-06-07

Access Warrant - Non-Lead

Housing court

Landlord and related buildings

Registered owner

KC-3 101 MACDOUGAL STREET LLC

Head officer

TARA DEXTER

Managing agent

LIVINGSTON MANAGEMENT SERVICES LLC

20 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

129 1 AVENUEMANHATTAN 14 AVENUE BMANHATTAN 165 AVENUE AMANHATTAN 167 AVENUE AMANHATTAN 170 AVENUE AMANHATTAN

Landlord and related buildings

Unpaid city fines

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

Unpaid city fines

Ownership & money

Speculation watch

·Bought and resold within a few years — rapid turnover is a common speculation signal

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2015-03-27 · $11,623,391

Most recent mortgage2015-03-27 · $7,415,000

Sale2015-03-27$11,623,391

101 MACDOUGAL STREET LLC → KC3 - 101 MACDOUGAL STREET, LLC

Mortgage2015-03-27$7,415,000

borrower KC3 - 101 MACDOUGAL STREET, LLC · lender BANKUNITED, N.A.

Mortgage2014-06-26$17,981,943.39

borrower 104 EAST 7TH STREET LLC, 410 EAST 64TH STREET LLC, 319-321 EAST 78TH STREET LLC, 310 EAST 83RD STREET LLC, 101 MACDOUGAL STREET LLC, 438-440 EAST 13TH STREET, LLC, 354-356 STATE STREET LLC, 234-238 EAST 33RD STREET, LLC, 504 EAST 88TH STREET LLC, 233 EAST 82ND STREET LLC, 325 EAST 83RD STREET LLC · lender PARLAX 5 FINCO, LLC

Sale2012-11-15$5,720,000

KOPPELMAN FAMILY LIMITED PARTNERSHIP → 101 MACDOUGAL STREET LLC

Mortgage2012-11-15$17,152,608.98

borrower 101 MACDOUGAL STREET LLC, 504 EAST 88TH STREET LLC, 319-321 EAST 78TH STREET LLC, 354-356 STATE STREET LLC · lender ACRC LENDER LLC

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale