128 Audubon Avenue

128 Audubon Avenue in Washington Heights, Manhattan, has 10 open HPD violations, 6 of them class C, and 41 of 41 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (77/100).

Mixed residential & commercial · 41 units · Built 1920

StreetSpy grade: C (Fair, 77/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 4 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The head officer on this registration is named on 9 buildings' registrations; 4 graded D or F.
• 41 of 41 units are rent-stabilized; 38 on the 2007 tax bill.

Fewer open violations per unit than 5 in 10 Manhattan buildings this size.

• Repairs: Medium (10 open, 6 class C), records as of Oct 25, 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 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)

10 open violations: 6 class C (immediately hazardous), 2 class B, 2 class A. 0 issued in the last 12 months. 164 on record. Oldest open violation issued 2017-12-22. Newest violation issued 2024-06-07. No new HPD violation has been issued here since 2024. Most of the open count is older violations that were never closed.

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

4 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: Missing window guards, throughout the apartment, 5th 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 REPAIR = 1; WG TO INSTALL = 0; WG TO REPLACE = 0; MISSING ONE WAY SCREWS AT 1 AIR CONDITIONER WINDOW IN THE ENTIRE APARTMENT LOCATED AT APT 5F, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5F), issued 2024-05-14. HPD violation 16959650
• Class C: Lead paint hazard, 5th floor. , 27-2056.8, 27-2056.9 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY PERFORMING ACTIVITIES NECESSARY TO ABATE TESTED LEAD-BASED PAINT FROM REQUIRED WINDOW AND/OR DOOR FRICTION SURFACES FOR APARTMENT AND MAKE FLOORS SMOOTH AND CLEANABLE, POSITIVE LEAD-BASED PAINT IN AN APARTMENT WITH A CHILD UNDER SIX LOCATED AT APT 5F, 5th STORY, 3rd APARTMENT FROM NORTH AT EAST (apt 5F), issued 2024-04-17. HPD violation 16892502
• Class C: Door, lock or intercom defect (hallway). , 2007 ADM CODE REMOVE THE ILLEGAL FASTENING CONSISTING OF AN UNACCEPTABLE ELECTROMAGNETIC LOCKING DEVICE INSTALLED AT THE BUILDING ENTRANCE DOOR AT PUBLIC HALL, 1st STORY, issued 2019-07-31. HPD violation 13198193
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED DOOR AT BASEMENT, issued 2017-12-22. HPD violation 12152103
• Class C: No heat / heating defect, 2nd room from the east, 1st floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE 2nd ROOM FROM EAST AT NORTH LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT SOUTH (apt 1C), issued 2017-12-22. HPD violation 12152091
• Class C: No hot water, 2nd room from the east, 1st floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE 2nd ROOM FROM EAST AT NORTH LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT SOUTH (apt 1C), issued 2017-12-22. HPD violation 12152094
• Class B: Leak or water damage, 1st room from the north, 5th floor. REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING, IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 5F, 5th STORY, 3rd APARTMENT FROM NORTH AT EAST (apt 5F), issued 2021-04-12. HPD violation 14146238
• Class B: Door, lock or intercom defect (hallway). PROVIDE SECURITY IN THE EVENT OF A POWER OUTAGE BY MEANS OF AN ACCEPTABLE MECHANICAL HEAVY DUTY LOCK AND LATCH SET AT BUILDING ENTRANCE AT PUBLIC HALL, 1st STORY, issued 2019-07-31. HPD violation 13198213

311 housing complaints

0 in the last 12 months, 0 in 5 years.

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)

No open DOB violations. 0 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

41 of 41 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: 41 in 2024, 38 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: FIVE FIFTY REALTY LLC. Head officer: MARC EDELSTEIN. Managing agent: REBECCA REALTY MGMT. This owner has 9 buildings on record, 4 graded D or F. See the full portfolio.

Last HPD registration Jul 24, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1021280015, HPD building ID 6179. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 168 St (A, C), 4 min walk
• 168 St-Washington Hts (1), 5 min walk
• 175 St (A), 7 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.