867 De Kalb Avenue

Brooklyn, NY

BBL 3-01777-0058BIN 3418264

Concern level3 of 4

High

011 open class-C HPD violation (immediately hazardous) — about 1 per 35 apartments
021 open rent-impairing violation(s)
036 active DOB violation(s)
043 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

The owner registered 11 stabilized units with New York State for 2021 — of about 35 apartments.

2018 — 15 units registered2021 — 11

421-a tax benefit

Rent stabilization here may be tied to a tax benefit and can end when the benefit expires.

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

2015

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

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 2CIssued 2022-05-31RENT-IMPAIRING

§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Certification rejected by HPD

CLASS B · HAZARDOUSApt 2CIssued 2026-09-17

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WOOD FLOOR UNEVEN IN THE 2nd ROOM FROM EAST LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2CIssued 2026-09-17

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM AT CEILING IN THE BATHROOM LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2CIssued 2026-09-17

§ 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 ENTIRE APARTMENT LOCATED AT APT 2C, 2nd 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

Heat/Hot Water16

Plumbing7

Water Leak6

General6

Paint/Plaster4

Safety4

Door/Window3

Appliance3

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

582

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential324

Street/Sidewalk154

Commercial42

Vehicle33

Unspecified27

Park1

House of Worship1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

324

NYPD reports · last 12 mo

≈ per month

Felony118

Misdemeanor149

Violation57

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 7 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 · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2021-04-29

FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3

ACTIVE · BENCH-FAILURE TO BENCHMARK NONE2021-02-02

FAILURE TO FILE BENCHMARKING REPORT OF ENERGY USE AS PER AD. CODE SEC. 28-309.4

ACTIVE · BENCH-FAILURE TO BENCHMARK NONE2020-11-02

FAILURE TO FILE BENCHMARKING REPORT OF ENERGY USE AS PER AD. CODE SEC. 28-309.4

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-06-22Apt 2Eresidential

2025-10-06Apt 1Eresidential

2025-06-26Apt 4Bresidential

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

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

863 DEKALB RESIDENCE LLC

Head officer

SIMON KAUFMAN

Managing agent

Naftali Horowitz

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

194 SUYDAM STREETBROOKLYN 302 STUYVESANT AVENUEBROOKLYN 56 BOX STREETBROOKLYN 690 BUSHWICK AVENUEBROOKLYN

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 sale2014-06-10 · $3,000,000

Most recent mortgage2021-12-02 · $2,011,529.62

Mortgage2021-12-02$2,011,529.62

borrower 863 DEKALB RESIDENCE LLC · lender NEW YORK COMMUNITY BANK

Mortgage2017-11-01$4,000,000

borrower 863 DEKALB RESIDENCE LLC · lender TD BANK, NA

Mortgage2016-01-11$4,600,000

borrower 863 DEKALB RESIDENCE LLC · lender CONNECTONE BANK

Mortgage2015-06-24$2,200,000

borrower 863 DEKALB RESIDENCE LLC, 873 DEKALB RESIDENCE LLC · lender TBG FUNDING LLC

Sale2014-06-10$3,000,000

859-877 REALTY ASSOCIATES LLC → 863 DEKALB RESIDENCE LLC

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