104 East 98th Street

104 East 98th Street in East Harlem, Manhattan, has 12 open HPD violations, 6 of them class C, and 3 of 10 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (52/100).

Co-op · Multi-family walk-up · 10 units · Built 1910

A cooperative: apartments are owned as shares, so a rental here is a sublet that usually needs board approval and may be limited to one or two years. Co-op units are not rent-stabilized.

StreetSpy grade: D (Poor, 52/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The owner's bedbug filings report no infested units in the last 3 years.
• 3 of 10 units are rent-stabilized.

• Repairs: High (12 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 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: 6 class C (immediately hazardous), 2 class B, 4 class A. 1 issued in the last 12 months. 39 on record. Oldest open violation issued 2002-09-05. Newest violation issued 2026-04-29.

0 closed in the last 90 days. Median 413 days from issue to close for the 3 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 C: Self-closing door not working, 5th floor. , 2007, 204.1 HMC CODE: ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5A), issued 2021-06-23. HPD violation 14381393
• 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 1A, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt 1A), issued 2021-04-16. HPD violation 14057163
• Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt 1A), issued 2021-04-16. HPD violation 14057162
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT CELLAR, issued 2021-04-05. HPD violation 14055512
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCK AT BASEMENT AT BOILER ROOM, issued 2010-12-03. HPD violation 8715840
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM .. BOILER ROOM DOOR LOCKED AT CELLAR, issued 2010-01-06. HPD violation 8215997
• Class B: Damaged plaster or paint, ceiling, bathroom, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND WEST WALL IN THE BATHROOM LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 4B), issued 2021-01-12. HPD violation 13942513
• Class B: Damaged plaster or paint, 3rd room from the east, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR NORTH WALL IN THE 3rd ROOM FROM EAST AT NORTH LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 4B), issued 2021-01-12. HPD violation 13942514

311 housing complaints

2 in the last 12 months, 16 in 5 years. Most common: Water Leak (2).

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

Buildings department (DOB)

No open DOB violations. 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

3 of 10 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: 3 in 2024, 3 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 104E98 LLC. Head officer: Jacob Selig. Managing agent: 104E98 LLC. See the full portfolio.

Last HPD registration Oct 3, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1016250168, HPD building ID 18751. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 96 St (6), 2 min walk
• 103 St (6), 6 min walk
• 96 St (Q), 6 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.