311 East 61 Street

Manhattan, NY

BBL 1-01436-0008BIN 1044228Plain-text version

Concern level2 of 4

Moderate

01$10,000 in unpaid OATH/ECB fines

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 OATH/ECB 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 1 stabilized unit with New York State for 2023 — of about 20 apartments.

2018 — 2 units registered2023 — 1

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 →

The building

1940

Built

Floors

Residential units

Walk-up apartments

Type

This building and the landlord's others

This building19 others linked to the same owner

HPD housing-maintenance violations

Open now

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.

No open HPD violations.

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water4

Door/Window1

Electric1

Heat/Hot WaterEntire Building2025-11-06 · closed

Heat/Hot WaterEntire Building2024-02-11 · closed

Heat/Hot WaterEntire Building2022-02-28 · 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

Higher than averagevs. NYC apartment blocks

851

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential262

Vehicle197

Unspecified161

Street/Sidewalk149

Commercial76

House of Worship3

Helicopter3

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — 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

About averagevs. NYC apartment blocks

272

NYPD reports · last 12 mo

≈ per month

Felony93

Misdemeanor119

Violation60

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

No bedbugs reported

The owner filed 9 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

DOB building violations

Active

On record

Active, last 3 yrs

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

No active DOB violations.

DOB building violations

OATH/ECB violations and fines

$10,000

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.

ConstructionClass 12026-09-08$10,000 due

OATH/ECB violations and fines

Evictions

No marshal-executed evictions on record for this building. Eviction cases filed in court but not carried out aren't included.

Housing court: repair & harassment cases

No HPD housing-court cases on record for this building.

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

Landmark 61st 3 LLC

Head officer

Michael Khakshouri

Managing agent

Royal Blue Property Management

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

107 ST MARKS PLACEMANHATTAN 127-04 89 AVENUEQUEENS 129 NORTH 6 STREETBROOKLYN 137 SULLIVAN STREETMANHATTAN 155 EAST 92 STREETMANHATTAN

Landlord and related buildings

Ownership & money

Speculation watch

·Changed hands in 2026 — new owners sometimes move to raise rents or deregulate units

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

Recorded sales

Mortgages / refinances

Last recorded sale2026-02-28 · $8,200,000

Most recent mortgage2022-11-03 · $495,829.08

Sale2026-02-28$8,200,000

LANDMARK 61ST 3 LLC, LANDMARK 61ST 1 LLC, LANDMARK 61ST 2 LLC, LANDMARK 61ST 5 LLC, LANDMARK 61ST 4 LLC → LANDMARK 61ST 3 LLC

Sale2023-12-31no recorded price

LANDMARK ASSOCIATES - 2 LLC → LANDMARK 61ST 4 LLC, LANDMARK 61ST 3 LLC, LANDMARK 61ST 1 LLC, LANDMARK 61ST 2 LLC, LANDMARK 61ST 5 LLC

Mortgage2022-11-03$495,829.08

borrower LANDMARK ASSOCIATES - 2, LLC · lender FIRST REPUBLIC BANK

Mortgage2013-06-13$1,116,382.42

borrower LANDMARK ASSOCIATES-2, LLC · lender PEAPACK- GLADSTONE BANK

Mortgage2008-12-08$1,285,374.36

borrower LANDMARK ASSOCIATES -2, LLC, LANDMARK ASSOCIATES -1, LLC · lender SIGNATURE BANK

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.