253 Sherman Avenue

Manhattan, NY

BBL 1-02223-0012BIN 1064787

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 65 apartments
021 of those issued in the last 3 years
031 eviction executed 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 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 66 stabilized units with New York State for 2023 — essentially all of the building's 65 apartments.

2018 — 66 units registered2023 — 66

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

1927

Built

Floors

Residential units

Walk-up apartments

Type

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 3 of 100

Posted at the entrance of buildings over 25,000 sq ft (Local Law 33). It rates energy efficiency — a proxy for comfort and utility cost — not the landlord's upkeep.

The building

This building and the landlord's others

This building13 others linked to the same owner

HPD housing-maintenance violations

Open now

139

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 44BIssued 2023-11-30

§ 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 44B, 5th STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Defect letter issued

CLASS B · HAZARDOUSApt EIssued 2026-04-17

§ 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQUARE FEET AT SOUTH WALL IN THE BATHROOM LOCATED AT APT E, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Defect letter issued

CLASS B · HAZARDOUSApt 24BIssued 2024-07-02

§ 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 30 SQ FTS AT CEILING IN THE BATHROOM LOCATED AT APT 24B, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

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

CLASS B · HAZARDOUSApt E1Issued 2019-04-025+ YRS OLD

§ 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE GATE AT FIRE ESCAPE WINDOW IN THE KITCHEN LOCATED AT APT E1, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Certification rejected by HPD

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water39

Paint/Plaster7

Unsanitary Condition6

Flooring/Stairs5

Door/Window4

Plumbing3

Safety3

Water Leak3

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

1509

Noise reports · last 12 mo

126

≈ per month

% from neighbors

Street/Sidewalk597

Residential584

Commercial169

Vehicle110

Unspecified47

House of Worship2

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

690

NYPD reports · last 12 mo

≈ per month

Felony227

Misdemeanor394

Violation69

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

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

No active DOB violations.

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-09-23Apt 2Bresidential

2017-02-01Apt 1Bresidential

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 2025-06-02

Tenant action

CLOSEDOpened 2022-06-16

Tenant action

CLOSEDOpened 2010-09-28

Tenant action

Housing court

Landlord and related buildings

Registered owner

H.R.S EQUITIES, LLC

Head officer

RUBIN PIKUS

Managing agent

MILBROOK PROPERTIES LTD

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

1 AUDUBON AVENUEMANHATTAN 108 WEST 227 STREETMANHATTAN 1325 EDWARD L GRANT HIGHWAYBRONX 1332 ST NICHOLAS AVENUEMANHATTAN 1400 ST NICHOLAS AVENUEMANHATTAN

Landlord and related buildings

Unpaid city fines

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.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1983-04-18 · no recorded price

Most recent mortgage2020-10-20 · $345,240.84

Mortgage2020-10-20$345,240.84

borrower HRS EQUITIES LLC · lender SYMETRA LIFE INSURANCE COMPANY

Mortgage2018-07-03$340,917.62

borrower HRS EQUITIES LLC · lender CAPITAL ONE, NATIONAL ASSOCIATION

Mortgage2012-03-28$404,608.66

borrower HRS EQUITIES LLC C/O MILBROOK PROPERTIES LTD. - · lender CAPITAL ONE, NATIONAL ASSOCIATION

Mortgage2003-10-03$134,148.83

borrower HRS EQUITIES LLC C/O MILBROOK PROPERTIES, LTD., · lender NORTH FORK BANK

Mortgage2002-03-22$727,813.39

borrower HRS EQUITIES LLC · lender NORTH FORK 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