120 Riverside Drive

120 Riverside Drive in Upper West Side, Manhattan, has 13 open HPD violations, 5 of them class C, and 14 of 32 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (63/100).

Mixed residential & commercial · 32 units · Built 1900

StreetSpy grade: D (Poor, 63/100)

• 5 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 11 heat or hot water complaints to 311 in the last 12 months.
• 14 of 32 units are rent-stabilized; 20 on the 2007 tax bill.

More open violations per unit than 5 in 10 Manhattan buildings this size.

• Repairs: Medium (13 open, 5 class C), records as of Oct 25, 2026
• Heat and hot water: 11 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
• Safety: Clear (1 open DOB violation), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

13 open violations: 5 class C (immediately hazardous), 8 class B, 0 class A. 10 issued in the last 12 months. 197 on record. Oldest open violation issued 2020-06-22. Newest violation issued 2026-08-25.

0 closed in the last 90 days. Median 830 days from issue to close for the 94 violations closed in the last 12 months.

3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: No hot water, throughout the apartment, 9th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 9E, 9th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 9E), issued 2026-08-13. HPD violation 19130897
• Class C: No hot water, throughout the apartment, 7th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 7G, 7th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 7G), issued 2025-11-21. HPD violation 18392492
• Class C: No hot water, throughout the apartment, 9th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 9W, 9th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 9W), issued 2025-11-21. HPD violation 18392490
• Class C: Self-closing door not working, 2nd floor. , 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 HINGES IN THE ENTRANCE LOCATED AT APT 2K, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2K), issued 2024-05-31. HPD violation 17007539
• Class C: Mold, ceiling, 2nd room from the east, 6th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX. 15 SQ FT AT CEILING IN THE 2nd ROOM FROM EAST AT NORTH LOCATED AT APT 6FG, 6th STORY, 1st APARTMENT FROM NORTH AT EAST ORIGINAL VIOLATION 13462129 ISSUED 20-NOV-19 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE §27-2017.3a(5)(a) or (b). (apt 6FG), issued 2020-06-22. HPD violation 13701958
• Class B: Plumbing defect, bathroom, 9th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MIXER VALVE AT THE BATHTUB IN THE BATHROOM LOCATED AT APT 9E, 9th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 9E), issued 2026-08-25. HPD violation 19156128
• Class B: Damaged plaster or paint, ceiling, 5th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND ALL WALLS AT CLOSET IN THE PRIVATE HALLWAY LOCATED AT APT 5EX, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5EX), issued 2026-08-13. HPD violation 19130896
• Class B: Mold, east wall, kitchen, 3rd floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT EAST WALL APPROX 14 SQ FT IN THE KITCHEN LOCATED AT APT 3W, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3W), issued 2024-02-02. HPD violation 16639645

311 housing complaints

17 in the last 12 months, 101 in 5 years. Most common: Heat/Hot Water (11), Door/Window (2), Paint/Plaster (1), Plumbing (1), Unsanitary Condition (1).

Bedbugs

The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: No bedbug filing on record for this year
• 2025: Owner reported 0 infested units
• 2024: Owner reported 0 infested units
• 2023: No bedbug filing on record for this year
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

1 open DOB violation. 4 DOB violations on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (0 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

14 of 32 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).

Rent-stabilized units on city tax bills: 14 in 2024, 20 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: AYA BSD CAPITAL LLC. Head officer: AMIR SHRIKI. Managing agent: DAVID EISENSTEIN REAL ESTATE. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Oct 11, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1012460007, HPD building ID 27183. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (1), 5 min walk
• 79 St (1), 6 min walk
• 96 St (1, 2, 3), 12 min walk

How the grade is calculated

Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.