448 West 163rd Street

448 West 163rd Street in Washington Heights, Manhattan, has 37 open HPD violations, 18 of them class C, and 40 of 40 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (40/100).

Multi-family walk-up · 40 units · Built 1900

StreetSpy grade: F (Severe, 40/100)

• 18 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 16 heat or hot water complaints to 311 in the last 12 months.
• 40 of 40 units are rent-stabilized.

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

• Repairs: High (37 open, 18 class C), records as of Oct 25, 2026
• Heat and hot water: 16 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)

37 open violations: 18 class C (immediately hazardous), 11 class B, 8 class A. 46 issued in the last 12 months. 269 on record. Oldest open violation issued 2018-06-21. Newest violation issued 2026-05-14.

1 closed in the last 90 days. Median 162 days from issue to close for the 76 violations closed in the last 12 months.

2 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: Lead paint hazard, 2nd room from the north, 4th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE 2nd ROOM FROM NORTH AT EAST LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4B), issued 2026-03-20. HPD violation 18731555
• Class C: Lead paint hazard, bathroom, 4th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) CEILING IN THE BATHROOM LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4B), issued 2026-03-20. HPD violation 18731557
• Class C: Lead paint hazard, south wall, foyer, 4th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FRAME FROM EAST AT SOUTH WALL IN THE FOYER LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4B), issued 2026-03-20. HPD violation 18731556
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED AT THE BASEMENT AT BOILER ROOM, issued 2026-02-02. HPD violation 18606352
• Class C: No heat / heating defect, throughout the apartment, 2nd floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 24, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 24), issued 2026-02-02. HPD violation 18606351
• Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 52, 5th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 52), issued 2025-11-28. HPD violation 18443280
• Class C: Lead paint hazard, 5th room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE 5th ROOM FROM NORTH LOCATED AT APT 24, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 24), issued 2023-12-08. HPD violation 16516120
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 24, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 24), issued 2023-12-04. HPD violation 16486627

311 housing complaints

27 in the last 12 months, 104 in 5 years. Most common: Heat/Hot Water (16), Door/Window (3), Plumbing (3), Paint/Plaster (2), Unsanitary Condition (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: Owner reported 0 infested units
• 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: 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 (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

40 of 40 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: 40 in 2024, 40 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: MILFORD REALTY, L.L.C. Head officer: LEONARD J SCHWARTZ. Managing agent: RENTAL & MANAGEMENT ASSOCIATES. This owner has 8 buildings on record, 6 graded D or F. See the full portfolio.

Last HPD registration Sep 10, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1021100008, HPD building ID 42999. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 163 St-Amsterdam Av (C), 1 min walk
• 168 St-Washington Hts (1), 6 min walk
• 168 St (A, C), 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 2026-10-27.