460 Audubon Avenue

460 Audubon Avenue in Washington Heights, Manhattan, has 90 open HPD violations, 27 of them class C, and 47 of 48 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (32/100).

Multi-family walk-up · 48 units · Built 1930

StreetSpy grade: F (Severe, 32/100)

• 27 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 7 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 15 heat or hot water complaints to 311 in the last 12 months.
• 47 of 48 units are rent-stabilized; 46 on the 2007 tax bill.

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

• Repairs: High (90 open, 27 class C), records as of Oct 25, 2026
• Heat and hot water: 15 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

90 open violations: 27 class C (immediately hazardous), 57 class B, 5 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 225 issued in the last 12 months. 1539 on record. Oldest open violation issued 2011-03-17. Newest violation issued 2026-08-19.

5 closed in the last 90 days. Median 116 days from issue to close for the 237 violations closed in the last 12 months.

7 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: Damaged plaster or paint, window on the east wall, 1st room from the north, 5th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE UPPER SASH GLASS PANE AT WINDOW ON EAST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT E3, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt E3), issued 2026-06-26. HPD violation 19034690
• Class C: Fire escape defect, 1st room from the east, 3rd floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRING BALANCE AT LOWER SASH WINDOW TO FIRE ESCAPE IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT C1, 3rd STORY, 2nd APARTMENT FROM NORTH AT EAST (apt C1), issued 2026-06-15. HPD violation 18997824
• 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 B8, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION AT SOUTH (apt B8), issued 2026-06-01. HPD violation 18975273
• Class C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT B8, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION AT SOUTH (apt B8), issued 2026-06-01. HPD violation 18975272
• Class C: Damaged plaster or paint, ceiling, bathroom. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE BATHROOM LOCATED AT APT AA3, 1st APARTMENT FROM WEST AT NORTH (apt AA3), issued 2026-05-28. HPD violation 18959723
• Class C: Roaches, throughout the apartment. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT AA3, 1st APARTMENT FROM WEST AT NORTH (apt AA3), issued 2026-05-28. HPD violation 18959725
• Class C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT B8, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION AT SOUTH (apt B8), issued 2026-03-20. HPD violation 18724977
• 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 B8, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION AT SOUTH (apt B8), issued 2026-03-20. HPD violation 18724978

311 housing complaints

119 in the last 12 months, 384 in 5 years. Most common: Paint/Plaster (32), Water Leak (24), Plumbing (22), Unsanitary Condition (21), Heat/Hot Water (15).

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: 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

1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

47 of 48 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: 47 in 2024, 46 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: FOUR SIXTY ASSOCIATES LLC. Head officer: TONY HUANG. Managing agent: FOUR SIXTY ASSOCIATES LLC. This owner has 19 buildings on record, 17 graded D or F. See the full portfolio.

Last HPD registration Jul 23, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1021580054, HPD building ID 6260. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 191 St (1), 3 min walk
• 181 St (1), 7 min walk
• 190 St (A), 9 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.