326 East 78 Street

Manhattan, NY

BBL 1-01452-0041BIN 1085198Plain-text version

Concern level3 of 4

High

0113 open class-C HPD violations (immediately hazardous) — about 1 per 8 apartments
023 of those issued in the last 3 years
032 open rent-impairing violation(s)
041 OATH/ECB fine lost by default (unpaid)

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 13 stabilized units with New York State for 2023 — of about 99 apartments.

2018 — 15 units registered2023 — 13

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

1910

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building8 others linked to the same owner

HPD housing-maintenance violations

Open now

205

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. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date. This tax lot has 3 buildings; these counts are for this building only.

CLASS C · IMMEDIATELY HAZARDOUSApt 32Issued 2025-11-05

§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 32, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 10Issued 2023-03-13

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 10, 3rd STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 10Issued 2022-09-15

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 10, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5Issued 2022-06-09

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

151

All time

Last 12 months

Heat/Hot Water38

Unsanitary Condition28

Paint/Plaster19

Water Leak14

Appliance12

Electric9

Plumbing9

Door/Window8

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

1073

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential305

Unspecified265

Vehicle213

Commercial180

Street/Sidewalk101

Helicopter6

House of Worship3

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

230

NYPD reports · last 12 mo

≈ per month

Felony97

Misdemeanor87

Violation46

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 12 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

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

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.

DEFAULTBoilersClass 22023-05-23$3,125 penalty

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2020-01-07Apt 28residential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court: repair & harassment cases

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 2024-11-12

Tenant action

CLOSEDOpened 2022-03-08

Tenant action

CLOSEDOpened 2019-12-09

Tenant action

CLOSEDOpened 2019-02-14

Tenant action

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

7 OF 8 REALTY CO LLC

Head officer

HENRY MOSES

Managing agent

VERDERLEIGH PROPERTIES LLC

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

1229 1 AVENUEMANHATTAN 1233 1 AVENUEMANHATTAN 222 THOMPSON STREETMANHATTAN 338 EAST 65 STREETMANHATTAN 503 EAST 73 STREETMANHATTAN

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1999-03-12 · no recorded price

Most recent mortgage2018-05-11 · $5,600,000

Mortgage2018-05-11$5,600,000

borrower 7 OF 8 REALTY CO. LLC · lender SANTANDER BANK, N.A.

Mortgage2013-04-17$13,720,389.38

borrower 7 OF 8 REALTY CO. LLC · lender BEECH STREET CAPITAL, LLC

Mortgage2013-04-17$1,984,610.62

borrower 7 OF 8 REALTY CO. LLC · lender BEECH STREET CAPITAL, LLC

Mortgage2005-09-30$5,969,567.34

borrower JAYDEN 65 CO. LLC, 7 OF 8 REALTY CO. LLC · lender DEUTSCHE BANK MORTGAGE CAPITAL, L.L.C.

Mortgage2002-12-16$721,741.82

borrower 7 OF 8 REALTY CO. LLC · lender INDEPENDENCE COMMUNITY 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.

City debt & tax-lien sale