1389 Stebbins Avenue

Bronx, NY

BBL 2-02964-0021BIN 2010252

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 17 apartments
021 of those issued in the last 3 years
031 open rent-impairing violation(s)

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 12 stabilized units with New York State for 2023 — of about 17 apartments.

2018 — 12 units registered2023 — 12

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

1909

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building22 others linked to the same owner

HPD housing-maintenance violations

Open now

138

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 HAZARDOUSIssued 2026-03-19RENT-IMPAIRING

567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT AT ALL YARDS AND BUILDING FRONT YARD

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1CIssued 2026-03-19

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE RROTTENING WOODEN BASIN CABINET IN THE BATHROOM LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1AIssued 2026-03-19

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT ALL WALLS AND CEILING IN THE 3rd ROOM FROM EAST LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 1CIssued 2026-03-19

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR ALL WALLS AND CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition8

General6

Plumbing6

Water Leak3

Heat/Hot Water3

Paint/Plaster3

Electric2

Safety1

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

535

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential262

Street/Sidewalk191

Unspecified47

Vehicle26

Commercial9

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

463

NYPD reports · last 12 mo

≈ per month

Felony132

Misdemeanor222

Violation109

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

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

2018-10-03Apt 2Aresidential

2018-01-18Apt 2Aresidential

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 2006-06-16

Tenant action

Housing court

Landlord and related buildings

Registered owner

DON LW LLC

Head officer

DERRICK LOVETT

Managing agent

SHINDA MANAGEMENT CORP

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

1014 HOME STREETBRONX 1105 TINTON AVENUEBRONX 1120 BRYANT AVENUEBRONX 1327 SOUTHERN BOULEVARDBRONX 1345 SOUTHERN BOULEVARDBRONX

Landlord and related buildings

Unpaid city fines

No DOB/ECB violations on record for this building.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2016-06-29 · no recorded price

Most recent mortgage2019-03-13 · $9,900,000

Mortgage2019-03-13$9,900,000

borrower DON L.W. HOUSING DEVELOPMENT FUND CORPORATION, DON L.W. LLC · lender THE CITY OF NEW YORK

Mortgage2016-06-29$22,982,188

borrower DON L.W. LLC, DON L.W. HOUSING DEVELOPMENT FUND CORPORATION · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2016-06-29$2,154,059

borrower DON L.W. HOUSING DEVELOPMENT FUND CORPORATION, DON L.W. LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2016-06-29$22,982,188

borrower DON L.W. HOUSING DEVELOPMENT FUND CORPORATION, DON L.W. LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2016-06-29$2,118,753

borrower DON L.W. HOUSING DEVELOPMENT FUND CORPORATION, DON L.W. LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

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