46 Sherman Avenue

46 Sherman Avenue in Washington Heights, Manhattan, has 42 open HPD violations, 24 of them class C, and 22 of 27 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (52/100).

Mixed residential & commercial · 27 units · Built 1927

StreetSpy grade: D (Poor, 52/100)

• 24 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 evictions carried out by marshals in the last 3 years.
• The head officer on this registration is named on 12 buildings' registrations; 4 graded D or F.
• 22 of 27 units are rent-stabilized; 27 on the 2007 tax bill.

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

• Repairs: High (42 open, 24 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)

42 open violations: 24 class C (immediately hazardous), 17 class B, 1 class A. 0 issued in the last 12 months. 291 on record. Oldest open violation issued 2007-08-07. Newest violation issued 2025-09-22.

0 closed in the last 90 days. Median 108 days from issue to close for the 10 violations closed in the last 12 months.

• Class C: Lead paint hazard, foyer, 4th floor. - CORRECT THE LEAD-BASED PAINT HAZARD-PAINT THAT IS XRF TESTED INCONCLUSIVE FOR LEAD CONTENT AT 0.5MG/CM2 AND IS PRESUMED LEAD PAINT AS SET FORTH IN (28 RCNY §11-07(b)) AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE-USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(b)(2) WEST WALL IN THE FOYER LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4E), issued 2025-07-07. HPD violation 18080315
• Class C: Missing window guards, throughout the apartment, 4th 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 = 0, WG TO REPLACE = 0, WG TO REPAIR = 2 IN THE ENTIRE APARTMENT LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4E), issued 2025-07-07. HPD violation 18068740
• Class C: Lead paint hazard, 3rd room from the east, 4th 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) NORTH WALL IN THE 3rd ROOM FROM EAST LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4E), issued 2025-07-07. HPD violation 18080313
• Class C: Lead paint hazard, 1st door from the east, south wall, foyer, 4th 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) 1st DOOR FROM EAST AT SOUTH WALL, 1st DOOR FRAME FROM EAST AT SOUTH WALL IN THE FOYER LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4E), issued 2025-07-07. HPD violation 18080314
• Class C: Roaches, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4E), issued 2025-07-07. HPD violation 18068737
• Class C: Lead paint hazard, 1st closet from the north, east wall, 5th 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) 1st CLOSET FROM NORTH AT EAST WALL DOOR, 1st CLOSET FROM NORTH AT EAST WALL DOOR FRAME, 2nd CLOSET FROM NORTH AT EAST WALL DOOR, 2nd CLOSET FROM NORTH AT EAST WALL DOOR FRAME IN THE 1st PRIVATE HALLWAY FROM EAST LOCATED AT APT 5B, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 5B), issued 2025-06-20. HPD violation 18045539
• Class C: Lead paint hazard, 1st closet from the west, north wall, 5th 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) 1st CLOSET FROM WEST AT NORTH WALL DOOR, 1st CLOSET FROM WEST AT NORTH WALL DOOR FRAME IN THE 2nd PRIVATE HALLWAY FROM EAST LOCATED AT APT 5B, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 5B), issued 2025-06-20. HPD violation 18045541
• 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 5B, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 5B), issued 2025-06-20. HPD violation 18051151

311 housing complaints

2 in the last 12 months, 48 in 5 years. Most common: 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: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 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

3 executed evictions in the last 3 years (5 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

22 of 27 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: 22 in 2024, 27 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 65 Arden Realty LLC. Head officer: Jesse Deutch. Managing agent: C2R Management. This owner has 12 buildings on record, 4 graded D or F. See the full portfolio.

Last HPD registration Dec 30, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1021750088, HPD building ID 27613. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Dyckman St (A), 3 min walk
• Dyckman St (1), 4 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.