3188 Villa Avenue

Bronx, NY

BBL 2-03311-0040BIN 2098417

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 68 apartments
021 of those issued in the last 3 years
032 open rent-impairing violation(s)
042 evictions 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

On the NYC DHCR 2024 registered rent-stabilized building list. This official list records the building, not a per-year unit count.

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

2019

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building9 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 HAZARDOUSIssued 2026-08-27

§ 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 FRAME, COMPACTOR CLOSET AT 8TH STORY AT PUBLIC HALL

Status: Awaiting HPD re-inspection

CLASS B · HAZARDOUSApt B3Issued 2026-09-18RENT-IMPAIRING

§ 27-2026 ADM CODE REMOVE ALL OBSTRUCTIONS AND REPAIR ALL DEFECTS IN AT WASTELINE WASH BASIN IN THE BATHROOM LOCATED AT APT B3, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2FIssued 2026-08-26

§ 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES DEFECTIVE IN THE PRIVATE HALLWAY LOCATED AT APT 2F, 2nd STORY, 4th APARTMENT FROM NORTH AT EAST

Status: Civ14 Mailed

CLASS B · HAZARDOUSApt 2FIssued 2026-08-26

§ 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RULES AND REGULATIONS DEFECTIVE IN THE PRIVATE HALLWAY LOCATED AT APT 2F, 2nd STORY, 4th APARTMENT FROM NORTH AT EAST

Status: Civ14 Mailed

HPD housing-maintenance violations

311 complaints from tenants

122

All time

Last 12 months

Heat/Hot Water32

Appliance22

General18

Unsanitary Condition17

Safety9

Door/Window5

Electric5

Plumbing5

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

1034

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential462

Street/Sidewalk403

Unspecified105

Vehicle55

Commercial5

House of Worship4

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

337

NYPD reports · last 12 mo

≈ per month

Felony117

Misdemeanor146

Violation74

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

No active DOB violations.

DOB building violations

Evictions

Executed, all time

Last 3 years

2025-09-29Apt 9Fresidential

2023-10-26Apt 5Aresidential

2023-06-29Apt 2Dresidential

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 2024-08-22

Harassment case

Housing court

Landlord and related buildings

Registered owner

VILLA HOUSE HDFC

Head officer

JOHN MCDONALD

Managing agent

LANGSAM PROP. SER. CORP.

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

1079 GERARD AVENUEBRONX 1083 GERARD AVENUEBRONX 1325 JEROME AVENUEBRONX 1420 CROTONA PARK EASTBRONX 223 EAST 117 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$1,250

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.

BoilersClass 22026-02-26$1,250 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2017-04-07 · $1,465,000

Most recent mortgage2023-12-05 · $10,258,000

Mortgage2023-12-05$10,258,000

borrower VILLA HOUSE HOUSING DEVELOPMENT FUND CORPORATION, VILLA HOUSE APARTMENTS LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2021-02-28$600,000

borrower VILLA HOUSE APARTMENTS LLC, VILLA HOUSE HOUSING DEVELPMNT FUND CORP · lender THE DOE FUND, INC

Mortgage2018-10-30$3,897,280

borrower VILLA HOUSE HOUSING DEVELOPMENT FUND CORPORATION, VILLA HOUSE APARTMENTS LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2018-10-30$15,246,624

borrower VILLA HOUSE HOUSING DEVELOPMENT FUND CORPORATION, VILLA HOUSE APARTMENTS LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2018-10-30$9,520,000

borrower VILLA HOUSE APARTMENTS LLC, VILLA HOUSE HOUSING DEVELOPMENT FUND CORPORATION · lender JPMORGAN CHASE BANK, N.A.

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