104 East 81 Street

Manhattan, NY

BBL 1-01509-0066BIN 1047538Plain-text version

Concern level3 of 4

High

017 active DOB violation(s)
021 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 23 stabilized units with New York State for 2023 — of about 48 apartments.

2018 — 23 units registered2023 — 23

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

1900

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building100 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. This tax lot has 2 buildings; these counts are for this building only.

No open HPD violations.

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water3

Plumbing1

Unsanitary Condition1

Heat/Hot WaterApartment Only2026-05-30 · closed

Heat/Hot WaterApartment Only2026-02-11 · closed

Unsanitary ConditionGarbage/Recycling Storage2025-04-11 · 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

About averagevs. NYC apartment blocks

338

Noise reports · last 12 mo

≈ per month

% from neighbors

Unspecified167

Residential77

Commercial54

Street/Sidewalk29

Vehicle9

Helicopter2

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

185

NYPD reports · last 12 mo

≈ per month

Felony56

Misdemeanor106

Violation23

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 10 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.

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2023-10-04

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

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2021-11-10

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

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED2006-01-06

DOB building violations

OATH/ECB violations and fines

$7,500

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.

DEFAULTElevatorsClass 12022-10-31$6,250 due

ElevatorsClass 12021-08-11$1,250 due

ConstructionNon-Hazardous1999-12-02$130 penalty

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.

Evictions

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

104-106 EAST 81ST STREET LLC

Head officer

JANE GOLDMAN

Managing agent

KEVIN COOPER

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

1007 2 AVENUEMANHATTAN 1030 2 AVENUEMANHATTAN 1043 LEXINGTON AVENUEMANHATTAN 1047 LEXINGTON AVENUEMANHATTAN 1069 1 AVENUEMANHATTAN

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2001-11-15 · no recorded price

Most recent mortgage1990-08-31 · $187,248.98

Sale2001-11-15no recorded price

EMPIRE ASSOCIATES REALTY CO., GOLDMAN, ALLAN HOWARD AS EXECUTORS OF, LITTLE, LOUISA AS EXECUTORS OF THE ESTATE OF, GOLDMAN, JANE HARRIET AS EXECUTORS OF THE, EMPIRE ASSOCIATES REALTY CO, ESTATE OF SOL GOLDMAN → 104-106 EAST 81ST STREET LLC

Sale1992-09-22no recorded price

GSL ENTERPRISES INC → GOLDMAN, SOL, EMPIRE ASSOC. RLTY DBA

Mortgage1990-08-31$187,248.98

borrower GOLDMAN, ALAN P/EXTR, GOLDMAN, JANE H P/EXCTX, LITTLE, LOUISA P/EXTR, GOLDMAN, SOL U/L/W/T · lender INDEPENDENCE SAVINGSBK

Mortgage1985-08-15$1,150,000

borrower GOLDMAN, SOL · lender SEAMEN'S BNK FOR SAVINGS

Sale1985-08-05no recorded price

GOLDMAN, SOL, EMPIRE ASSOCS RLT CODBA → GSL ENTERPRISES INC

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