1407 78 Street

Brooklyn, NY

BBL 3-06245-0074BIN 3161303Plain-text version

Concern level4 of 4

Severe

019 open class-C HPD violations (immediately hazardous) — about 1 per 2 apartments
027 of those issued in the last 3 years
031 open rent-impairing violation(s)
041 active DOB violation(s)
05Tax lien sold at the city's lien sale — a sign of financial distress

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 OATH/ECB 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.

HPD enforcement

Previously in HPD's Alternative Enforcement Program (AEP Round 19), discharged 2026-07-07.

Rent regulation

Likely rent-stabilized

The owner registered 15 stabilized units with New York State for 2023 — of about 19 apartments.

2018 — 15 units registered2023 — 15

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 →

The building

1922

Built

Floors

Residential units

Walk-up apartments

Type

This building and the landlord's others

This building

HPD housing-maintenance violations

Open now

747

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. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-06-055 violations

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GIRDERS AT BASMENT APPROX. 4 AT BASEMENT
§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF 7 ILLEGAL SCREW JACKS AT BASEMENT AT BASEMENT

3 more from the same inspection

§ 27-2005, 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF EXPOSED WIRE AT CEILING THROUGH OUT AT BASEMENT
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE JOIST AT CEILING APPROX. 6 AT BASEMENT
§ 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE PAVING AT BASEMENT AT BASEMENT

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSApt C3Issued 2024-12-11

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT C3, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST

Status: Defect letter issued

CLASS C · IMMEDIATELY HAZARDOUSApt C2Issued 2023-12-28

§ 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE KITCHEN LOCATED AT APT C2, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Defect letter issued

CLASS C · IMMEDIATELY HAZARDOUSApt A1Issued 2019-08-275+ YRS OLD

§ 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FROM NORTH AT EAST WALL IN THE FOYER LOCATED AT APT A1, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Lead Docs Submitted, Not Acceptable

HPD housing-maintenance violations

311 complaints from tenants

132

All time

Last 12 months

Unsanitary Condition40

Heat/Hot Water30

Plumbing19

Paint/Plaster11

Door/Window9

General6

Flooring/Stairs5

Water Leak4

Heat/Hot WaterApartment Only2026-06-06 · closed

Unsanitary ConditionPests2025-12-09 · closed

Unsanitary ConditionMold2025-12-09 · 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

Lower than averagevs. NYC apartment blocks

110

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential68

Unspecified25

Street/Sidewalk9

Vehicle5

Commercial3

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

Much lower than averagevs. NYC apartment blocks

NYPD reports · last 12 mo

≈ per month

Felony13

Misdemeanor23

Violation8

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 1 annual bedbug report and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

DOB building violations

Active

On record

Active, last 3 yrs

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-06-04

REQUESTING A STRUCTURAL STABILITY REPORT DUE TO STRUCTURAL WORK BEING PERFORMED AT THE CELLAR LEVEL, WHERE EXISTING FLOOR JOISTS HAVE BEEN SHORED WITH ADJUSTABLE JACK POSTS AND REINFORCED WITH SISTERED FRAMING MEMBERS. THE OBSERVED CONDITION INDICATES POTENTIAL STRUCTURAL INSTABILITY OF THE FLOOR/CEILING ASSEMBLY.

DOB building violations

OATH/ECB violations and fines

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.

ConstructionClass 12026-06-03$2,500 penalty

ConstructionClass 22019-04-27$655 penalty

ConstructionClass 12009-11-08$250 penalty

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2023-06-05Apt C-3residential

2017-01-04Apt D5residential

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: repair & harassment cases

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 2021-12-09

Tenant action

CLOSEDOpened 2019-11-08

Heat / hot water

CLOSEDOpened 2019-10-04

Tenant action

CLOSEDOpened 2019-07-09

Tenant action

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

1407 78 123 LLC

Head officer

Miranda Tan

Managing agent

1407 78 123 LLC

No other buildings found sharing this building's registered contact.

Landlord and related buildings

Ownership & money

Speculation watch

·Changed hands in 2025 — new owners sometimes move to raise rents or deregulate units

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2025-10-27 · $1,895,660

Most recent mortgage2025-10-27 · $1,200,000

Sale2025-10-27$1,895,660

JEFFREY R. MILLER, ESQ. → 1407 78 123 LLC

Mortgage2025-10-27$1,200,000

borrower 1407 78 123 LLC · lender VICTORY ATLAS GROUP LLC

Sale2021-02-03no recorded price

MICHAEL ANGELOPOULOS AS EXECUTOR, ESTATE OF HERCULES ANGELOPOULOS → 1407 REALTY CONSULTANTS LLC

Mortgage2021-02-03$2,444,000

borrower 1407 REALTY CONSULTANTS LLC · lender NEW YORK COMMUNITY BANK

Sale1981-01-15no recorded price

LYKOUREZOS GUS, LYKOUREZOS GEORGE → ANGELOPOULOS HERCULES, ANGELOPOULOS STAMATIA

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

The lien was sold in the 2025 tax-lien sale

The owner's unpaid property taxes (and possibly water charges) went unresolved through a series of notices, and the debt reached the city's Final Sale list — the lien was sold to a private collector who can add interest and fees.

Years listed

2025

Most recent

Final saleincl. property tax2025-06-01

10-day noticeincl. property tax2025-05-01

30-day noticeincl. property tax2025-04-01

60-day noticeincl. property tax2025-03-01

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale