960 Avenue St John

Bronx, NY

BBL 2-02685-0003BIN 2090826

Concern level4 of 4

Severe

0183 open class-C HPD violations (immediately hazardous) across 76 apartments
0279 of those issued in the last 3 years
0349 open rent-impairing violation(s)
041 active DOB violation(s)
051 eviction executed in the last 3 years
062 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 69 stabilized units with New York State for 2023 — of about 76 apartments.

2018 — 69 units registered2023 — 69

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

1911

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building4 others linked to the same owner

HPD housing-maintenance violations

254

Open now

975

On record

Open Class C

138

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 4FIssued 2026-09-21RENT-IMPAIRING

§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 4F, 4th STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-09-21

§ 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM SIGN MISSING

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 4CIssued 2026-09-09

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4C, 4th STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 4FIssued 2026-08-03

§ 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQ.FT AT CEILING IN THE 1st BATHROOM FROM NORTH LOCATED AT APT 4F, 4th STORY, 1st APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 18693002 ISSUED 03-MAR-26 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b).

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

612

All time

156

Last 12 months

Heat/Hot Water295

Water Leak57

Plumbing56

Unsanitary Condition49

Paint/Plaster45

Door/Window37

Appliance23

Electric18

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

838

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential368

Street/Sidewalk253

Vehicle116

Commercial67

Unspecified34

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

485

NYPD reports · last 12 mo

≈ per month

Felony159

Misdemeanor229

Violation97

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 · IMEGNCY-IMMEDIATE EMERGENCY ANYTHINGOPTIONAL2026-06-22

REMEDY: ERECT APPROXIMATELY 25 LINEAR FEET OF SIDEWALK SHED AT EXPOSURE #1

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-04-13Apt 1Aresidential

2020-01-06Apt 3Bresidential

2019-05-07Apt 1Aresidential

2017-03-21Apt 3Eresidential

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 2026-03-16

Heat / hot water

CLOSEDOpened 2026-02-02

Heat / hot water

CLOSEDOpened 2025-04-18

Heat / hot water

CLOSEDOpened 2025-02-03

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

GURU HOLDING LLC

Head officer

MARTI GARCIA

Managing agent

BECK STREET MANAGEMENT

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

159 EAST 106 STREETMANHATTAN 2035 ADAM C POWELL BOULEVARDMANHATTAN 414 MELROSE STREETBROOKLYN 883 HART STREETBROOKLYN

Landlord and related buildings

Unpaid city fines

$37,530

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 12026-06-21$12,530 due

DEFAULTConstructionClass 12026-03-11$25,000 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2003-09-03 · no recorded price

Most recent mortgage2015-06-30 · $4,641,759.97

Mortgage2015-06-30$4,641,759.97

borrower GURU HOLDING LLC · lender CANTOR COMMERCIAL REAL ESTATE LENDING, L.P.

Mortgage2003-09-04$3,862,500

borrower GURU HOLDING LLC · lender NEW YORK COMMUNITY BANK

Sale2003-09-03no recorded price

CARRO, VELEZ, CARRO & MITCHELL, LLP, FORECLOSURE C → GURU HOLDING LLC

Sale1991-10-28no recorded price

COMMISSIONER/FINANCE/NYC → CITY OF NEW YORK

Sale1981-12-01no recorded price

CITY OF NEW YORK → PUEBLO DE MAYAGUE SECTION I ASSOCIATES

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