67-28 78th Street

67-28 78th Street in Middle Village, Queens, has 26 open HPD violations, 5 of them class C, and 12 of 12 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: D (52/100).

Multi-family walk-up · 12 units · Built 1930

StreetSpy grade: D (Poor, 52/100)

• 5 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The head officer on this registration is named on 8 buildings' registrations; 8 graded D or F.
• The owner's bedbug filings report no infested units in the last 3 years.
• 12 of 12 units are rent-stabilized.

More open violations per unit than 8 in 10 Queens buildings this size.

• Repairs: High (26 open, 5 class C), records as of Oct 24, 2026
• Heat and hot water: No complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
• Safety: Clear (1 open DOB violation), records as of Oct 23, 2026
• Registration: Expired Sep 1, 2025, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

26 open violations: 5 class C (immediately hazardous), 16 class B, 4 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 1 issued in the last 12 months. 355 on record. Oldest open violation issued 1994-08-02. Newest violation issued 2026-05-06.

HPD recorded no violation closed here in the last 12 months.

• Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4), issued 2023-12-18. HPD violation 16527341
• Class C: Missing window guards, throughout the apartment, 2nd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 2; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2012-11-14. HPD violation 9629741
• Class C: Missing window guards, 2nd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 1; WG TO REPLACE = 0; WG TO REPAIR = 0; LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2012-11-08. HPD violation 9629044
• Class C: Missing window guards, 2nd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 1; WG TO REPLACE = 0; WG TO REPAIR = 0; LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2012-11-08. HPD violation 9629049
• Class C: Lead paint hazard. REMOVE OR COVER IN A MANNER APPROVED BY THE DEPARTMENT THE PEELING LEAD PAINT CEILING 3 STY SOUTH WEST APT 9 EAST ROOM PACHES 326-0071 ER1. , SECTION '' '' (apt 9), issued 1994-08-02. HPD violation 199301
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 1st floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 2, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2), issued 2024-02-05. HPD violation 16642936
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 1st floor. REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 2, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2), issued 2024-02-05. HPD violation 16642935
• Class B: Damaged plaster or paint, west wall, 4th room from the east, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE WINDOW LOCK AT WEST WALL IN THE 4th ROOM FROM EAST AT SOUTH LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2018-03-26. HPD violation 12299808

311 housing complaints

2 in the last 12 months, 15 in 5 years. Most common: Unsanitary Condition (1), Water Leak (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: No bedbug filing on record for this year
• 2024: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 2022: No bedbug filing on record for this year
• 2021: No bedbug filing on record for this year

Buildings department (DOB)

1 open DOB violation. 3 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

12 of 12 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: 12 in 2024, 12 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 78TH STREET MAZAL LLC. Head officer: MICHAEL KHODADADIAN. Managing agent: 78 MAZAL LLC. This owner has 8 buildings on record, 8 graded D or F. See the full portfolio.

Last HPD registration Sep 25, 2024. HPD registration expired Sep 1, 2025 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.

Tax lot and city IDs

BBL 4037740027, HPD building ID 479674. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Middle Village-Metropolitan Av (M), 15 min walk
• Fresh Pond Rd (M), 23 min walk
• 63 Dr-Rego Park (M, R), 28 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 2026-10-27.