1134 Willoughby Avenue

Brooklyn, NY

BBL 3-03209-0021BIN 3072940

Concern level2 of 4

Moderate

011 open rent-impairing violation(s)
0214 open HPD 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 5 stabilized units with New York State for 2019 — of about 6 apartments.

2018 — 5 units registered2019 — 5

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

1931

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building7 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 B · HAZARDOUSApt 3RIssued 2014-08-145+ YRS OLD

SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR INOPERABLE LOCATED AT APT 3R, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Certification rejected by HPD

CLASS B · HAZARDOUSIssued 2014-01-245+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR AT PUBLIC HALL, 1st STORY

Status: Landlord hasn't certified a fix

CLASS B · HAZARDOUSApt 3LIssued 2013-03-125+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE COUNTERBALANCE ON LOWER SASH IN THE BATHROOM LOCATED AT APT 3L, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Landlord hasn't certified a fix

CLASS B · HAZARDOUSApt 3LIssued 2010-12-075+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE KITCHEN LOCATED AT APT 3L, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Appliance1

ApplianceRefrigerator2022-12-03 · closed

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

1339

Noise reports · last 12 mo

112

≈ per month

% from neighbors

Street/Sidewalk559

Residential517

Commercial117

Unspecified72

Vehicle72

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

Higher than averagevs. NYC apartment blocks

435

NYPD reports · last 12 mo

≈ per month

Felony135

Misdemeanor232

Violation68

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

No executed evictions on record for this building.

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 2013-09-23

False Certification Non-Lead

CLOSEDOpened 2013-06-11

Comprehensive

Housing court

Landlord and related buildings

Registered owner

M & S KLEIN LLC

Head officer

JACOB STUHL

Managing agent

M & S KLEIN LLC

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

1122 WILLOUGHBY AVENUEBROOKLYN 1124 WILLOUGHBY AVENUEBROOKLYN 133 MESEROLE STREETBROOKLYN 135 MONTROSE AVENUEBROOKLYN 231 IRVING AVENUEBROOKLYN

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 sale2007-12-06 · $625,000

Most recent mortgage2025-05-30 · $452,109.49

Mortgage2025-05-30$452,109.49

borrower M&S KLEIN, LLC, JACK EISEN, LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2014-04-14$2,000,000

borrower M&S KLEIN, LLC, JACK EISEN, LLC · lender PEAPACK-GLADSTONE BANK

Sale2007-12-06$625,000

ZIVKOVIC REALTY CORP. → M&S KLEIN LLC

Mortgage2007-12-06$499,000

borrower M&S KLEIN, LLC · lender LIBERTYPOINTE BANK

Mortgage1998-03-12$105,000

borrower ZIVKOVIC REALTY CORP. · lender CROSS COUNTY FEDERALSAVINGS 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