448 East 78th Street

448 East 78th Street in Upper East Side, Manhattan, has 12 open HPD violations, and 8 of 16 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (65/100).

Multi-family walk-up · 16 units · Built 1910

StreetSpy grade: C (Fair, 65/100)

• 12 open housing violations, none in the most serious class.
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The head officer on this registration is named on 30 buildings' registrations; 11 graded D or F.
• 8 of 16 units are rent-stabilized; 9 on the 2007 tax bill.

More open violations per unit than 6 in 10 Manhattan buildings this size.

• Repairs: High (12 open), records as of Oct 25, 2026
• Heat and hot water: 1 complaint, 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)

12 open violations: 0 class C (immediately hazardous), 10 class B, 2 class A. 0 issued in the last 12 months. 127 on record. Oldest open violation issued 2018-09-13. Newest violation issued 2025-06-13.

0 closed in the last 90 days. Median 751 days from issue to close for the 10 violations closed in the last 12 months.

1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class B: Mold, east wall, kitchen, 4th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 4 SQ FT AT EAST WALL IN THE KITCHENETTE LOCATED AT APT 4C, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST ORIGINAL VIOLATION 16689466 ISSUED 21-FEB-24 HAS BEEN UPGRADED TO CLASS B PER ADMINISTRATIVE CODE §27-2017.3a(3)(a) or (b). (apt 4C), issued 2024-06-21. HPD violation 17070754
• Class B: Mold, east wall, bathroom, 4th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 8 SQ AT EAST WALL AND 2 SQ FT AT CEILING IN THE BATHROOM LOCATED AT APT 4C, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4C), issued 2024-02-22. HPD violation 16689464
• Class B: Leak or water damage, ceiling, 3rd room from the north, 4th floor. REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER THE CEILING IN THE 3rd ROOM FROM NORTH LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210217
• Class B: Electrical defect, outlet on the east wall, 3rd room from the north, 4th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE ELECTRICAL OUTLET AT EAST WALL IN THE 3rd ROOM FROM NORTH LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210219
• Class B: Damaged plaster or paint, 2nd room from the north, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE REPOINT MORTAR JOINTS AT INTERIOR BRICK WALL AT WEST IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210223
• Class B: Damaged plaster or paint, ceiling, 2nd room from the north, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210224
• Class B: Electrical defect, outlet on the south wall, 3rd room from the north, 4th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE ELECTRICAL OUTLET AT SOUTH WALL IN THE 3rd ROOM FROM NORTH LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210218
• Class B: Damaged plaster or paint, ceiling, 3rd room from the north, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING, SOUTH, EAST AND NORTH WALLS IN THE 3rd ROOM FROM NORTH LOCATED AT APT 4D, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2019-08-06. HPD violation 13210221

311 housing complaints

1 in the last 12 months, 24 in 5 years. Most common: Heat/Hot Water (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: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

1 open DOB violation. 1 DOB violation 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

8 of 16 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: 8 in 2024, 9 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: MIGDAL15 MANAGEMENt. Head officer: RONI ABUDI. Managing agent: MIGDAL MANAGEMENT 2010 LLC. This owner has 30 buildings on record, 11 graded D or F. See the full portfolio.

Last HPD registration Jul 23, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1014720030, HPD building ID 16620. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 72 St (Q), 8 min walk
• 77 St (6), 10 min walk
• 86 St (Q), 10 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.