60 West 128 Street

Manhattan, NY

BBL 1-01725-0064BIN 1053657

Concern level4 of 4

Severe

015 open class-C HPD violations (immediately hazardous) — about 1 per 3 apartments
025 of those issued in the last 3 years
031 open rent-impairing violation(s)
046 active DOB violation(s)
051 eviction executed in the last 3 years
066 DOB fines 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 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 15 stabilized units with New York State for 2023 — of about 16 apartments.

2018 — 15 units registered2023 — 15

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

1920

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building30 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.

CLASS C · IMMEDIATELY HAZARDOUSApt 4AIssued 2026-04-28

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF LOCK AT DOOR LEADING TO FIRE ESCAPE WINDOW IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 4A, 4th STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 3AIssued 2026-04-28

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF LOCK AT DOOR LEADING TO FIRE ESCAPE WINDOW IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 3A, 3rd STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2023-12-01

§ 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 AT BULKHEAD TO THE ROOF.

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt 1AIssued 2023-12-01

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOORING IN THE 1st ROOM FROM NORTH LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM NORTH AT EAST

Status: HPD couldn't get in to re-inspect

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Door/Window4

Safety3

Appliance3

Water Leak2

General2

Paint/Plaster1

Unsanitary Condition1

Electric1

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

1216

Noise reports · last 12 mo

101

≈ per month

% from neighbors

Residential491

Commercial280

Street/Sidewalk274

Unspecified129

Vehicle35

House of Worship4

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

Much higher than averagevs. NYC apartment blocks

741

NYPD reports · last 12 mo

≈ per month

Felony225

Misdemeanor398

Violation118

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 6 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

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-05-12

FAILURE TO MAINTAIN BUILDING IN A CODE COMPLIANT MANNER AS PER NYC ADM IN OF SECTION 28.301.1.NOTED AT TIME OF INSPECTION,BROKEN GLASS ON THE 6TH FLOOR AS WELL AS LONG VERTICAL CRACK BELOW WINDOW SILLS.REMEDY:REP AIR AND/OR REPLACE

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2025-03-21

FAILURE TO MAINTAIN BUILDING IN A CODE COMPLIANT MANNER.NOTE AT TIME O F INSPECTION OBSERVED AROUND 6TH FLOOR,CRACKED WATER TABLE AT MULTIPLE LOCATIONS OF THE WATER TABLE AT EXP1.REMEDY:REPAIR AND/OR REPLACE

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2022-02-22

FAILED TO FILE FISP CYCLE 9A TECHNICAL REPORT BY 02/21/2022

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-10-06Apt 3Bresidential

2019-05-20Apt 3Cresidential

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

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 2009-01-14

Tenant action

Housing court

Landlord and related buildings

Registered owner

West 128th Street LP

Head officer

Francis Synmoie

Managing agent

Dwelling Place Properties LLC

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

103 WEST 127 STREETMANHATTAN 14 WEST 127 STREETMANHATTAN 141 WEST 127 STREETMANHATTAN 153 WEST 132 STREETMANHATTAN 156 WEST 131 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$46,250

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.

DEFAULTConstructionClass 12026-05-12$12,500 due

DEFAULTLocal LawClass 22026-04-20$10,000 due

DEFAULTUnknownClass 22024-05-16$6,250 due

ConstructionClass 12024-04-03$5,000 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2006-10-30 · $8,159,905

Most recent mortgage2006-10-30 · $4,290,693

Sale2006-10-30$8,159,905

NEIGHBORHOOD PARTNERSHIP HOUSING DEVELOPMENT FUND → WEST 128TH STREET L.P.

Mortgage2006-10-30$4,290,693

borrower WEST 128TH STREET L.P. · lender DEPARTMENT OF HOUSING PRESERVATION, THE CITY OF NEW YORK

Mortgage2001-06-22$9,556,477

borrower T&M REALTY MANAGEMENT, INC., NEIGHBORHOOD PARTNERSHIP HOUSING DVLPMNT FUND ETC · lender CITIBANK, NA

Mortgage2001-06-22$910,391

borrower NEIGHBORHOOD PARTNERSHIP HOUSING DVLPMNT ETC, T&M REALTY MANAGEMENT, INC. · lender CITIBANK, NA

Mortgage2001-06-22$654,308

borrower NEIGHBORHOOD PARTNERSHIP HOUSING DVLPMNT FUND ETC, T&M MANAGEMENT, INC. · lender CITIBANK, NA

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

Flagged for the 2025 tax-lien sale

The owner owes enough in property taxes (and possibly water charges) to be listed for the city's tax-lien sale (most recently a 10-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

10-day noticeincl. property tax2025-05-01

30-day noticeincl. property tax2025-04-01

60-day noticeincl. property tax2025-03-01

90-day noticeincl. property tax2025-02-01

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale