122 East 91 Street

Manhattan, NY

BBL 1-01519-0062BIN 1048278Plain-text version

Concern level4 of 4

Severe

014 open class-C HPD violations (immediately hazardous) — about 1 per 2 apartments
024 of those issued in the last 3 years

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 4 stabilized units with New York State for 2023 — of about 8 apartments.

2018 — 4 units registered2023 — 4

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

1889

Built

Floors

Residential units

Walk-up apartments

Type

This building and the landlord's others

This building14 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. 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.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-03-063 violations

§ 27-2005, 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING HOOK AND EYE INSTALLED AT VESTBULE DOOR TO PUBLIC HALL , 1st STORY
§ 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM

1 more from the same inspection

§ 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 AT BULLHEAD DOOR, ROOF

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-02-04

§ 27-2005, 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING HOOK AND EYE AT VESTIBLUE DOOR AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 4AIssued 2025-03-063 violations

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR TILES. IN THE 2nd ROOM FROM EAST LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRING BALANCE ON LOWER WINDOW SASH AT NORTH WALL. IN THE 1st ROOM FROM EAST LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

1 more from the same inspection

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS A · NON-HAZARDOUSApt 4AIssued 2025-03-06

§ 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT ALL WALLS IN THE BATHROOM LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water9

Heat/Hot WaterApartment Only2025-12-25 · closed

Heat/Hot WaterApartment Only2025-12-20 · closed

Heat/Hot WaterEntire Building2025-12-20 · 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

509

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential185

Unspecified129

Commercial83

Street/Sidewalk77

Vehicle34

House of Worship1

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

Higher than averagevs. NYC apartment blocks

290

NYPD reports · last 12 mo

≈ per month

Felony80

Misdemeanor178

Violation32

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 8 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

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.

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

91ST STREET OWNER LLC

Head officer

ITAY GAMLIELI

Managing agent

EXL MANAGEMENT LLC

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

1194 GREENE AVENUEBROOKLYN 1219 ATLANTIC AVENUEBROOKLYN 1410 MADISON AVENUEMANHATTAN 1412 MADISON AVENUEMANHATTAN 142 WEST 87 STREETMANHATTAN

Landlord and related buildings

Ownership & money

Speculation watch

·Changed hands in 2024 — 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 sale2024-12-30 · $2,000,000

Most recent mortgage2024-12-30 · $3,267,748.93

Sale2024-12-30$2,000,000

MOSFILOS REALTY, LLC → 91ST STREET OWNER LLC

Mortgage2024-12-30$3,267,748.93

borrower 91ST STREET OWNER LLC, 1410-1412 MADISON AVE OWNERS LLC · lender A&E REAL ESTATE FINANCE SPV A-1, LLC

Mortgage2021-08-12$54,202.01

borrower MOSFILOS REALTY LLC · lender TEACHERS FEDERAL CREDIT UNION

Mortgage2013-12-10$15,838.45

borrower MOSFILOS REALTY, LLC · lender MELROSE CREDIT UNION

Mortgage2010-03-05$856,137.38

borrower MOSFILOS REALTY, LLC · lender MELROSE CREDIT UNION

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.