409 East 120th Street

409 East 120th Street in East Harlem, Manhattan, has 159 open HPD violations, 28 of them class C, and 179 of 197 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (51/100).

City program owner (HDFC) · Mixed residential & commercial · 197 units · Built 2017

Held by a Housing Development Fund Corporation, a nonprofit owner under a city housing program. Its tenants live with the conditions on this record, so it is graded and ranked like any rental. How HDFCs are ranked

StreetSpy grade: D (Poor, 51/100)

• 28 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.
• 18 heat or hot water complaints to 311 in the last 12 months.
• 179 of 197 units are rent-stabilized.

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

• Repairs: High (159 open, 28 class C), records as of Oct 25, 2026
• Heat and hot water: 18 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), 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)

159 open violations: 28 class C (immediately hazardous), 110 class B, 21 class A. 86 issued in the last 12 months. 395 on record. Oldest open violation issued 2020-09-17. Newest violation issued 2026-09-04.

8 closed in the last 90 days. Median 296 days from issue to close for the 131 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: Roaches, throughout the apartment, 12th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 12K, 12th STORY, 5th APARTMENT FROM EAST AT SOUTH (apt 12K), issued 2026-09-04. HPD violation 19189407
• Class C: Roaches. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES AT STORAGE ROOM, 10th STORY, issued 2026-08-21. HPD violation 19154319
• Class C: Self-closing door not working, 8th 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 8G, 8th STORY, 3rd APARTMENT FROM SOUTH AT WEST (apt 8G), issued 2026-06-12. HPD violation 19003856
• Class C: Roaches, throughout the apartment, 10th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 10J, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 10J), issued 2026-06-08. HPD violation 18990307
• Class C: Missing window guards, throughout the apartment, 8th 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 8G, 8th STORY, 3rd APARTMENT FROM SOUTH AT WEST (apt 8G), issued 2026-06-01. HPD violation 18969668
• Class C: Self-closing door not working, 8th 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 FRAME IN THE ENTRANCE LOCATED AT APT 8G, 8th STORY, 3rd APARTMENT FROM SOUTH AT WEST (apt 8G), issued 2026-06-01. HPD violation 18969673
• Class C: Roaches, throughout the apartment, 12th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 12C, 12th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 12C), issued 2026-04-30. HPD violation 18820891
• Class C: Roaches, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5H, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5H), issued 2026-04-24. HPD violation 18809130

311 housing complaints

66 in the last 12 months, 394 in 5 years. Most common: Heat/Hot Water (18), Unsanitary Condition (18), Plumbing (13), Paint/Plaster (11), Door/Window (5).

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

Buildings department (DOB)

No open DOB violations. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

6 executed evictions in the last 3 years (8 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

179 of 197 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).

Owner and management

Owner: Acacia Gardens Affordable LLC. Head officer: Madelyn Lugo. Managing agent: Promesa HDFC. This owner has 54 buildings on record, 45 graded D or F. See the full portfolio.

Last HPD registration Aug 28, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1018087501, HPD building ID 958188. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 125 St (4, 5, 6), 9 min walk
• 116 St (6), 9 min walk
• 110 St (6), 13 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.