120 Mac Dougal Street
120 Mac Dougal Street in Greenwich Village, Manhattan, has 40 open HPD violations, 3 of them class C, and 5 of 26 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (54/100).
Mixed residential & commercial · 26 units · Built 1901
StreetSpy grade: D (Poor, 54/100)
- 3 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.
- The head officer on this registration is named on 7 buildings' registrations; 3 graded D or F.
- 5 of 26 units are rent-stabilized; 15 on the 2007 tax bill.
More open violations per unit than 8 in 10 Manhattan buildings this size.
- Repairs: High (40 open, 3 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: Medium (4 open DOB violations), records as of Oct 23, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
40 open violations: 3 class C (immediately hazardous), 35 class B, 2 class A. 1 issued in the last 12 months. 182 on record. Oldest open violation issued 2019-06-06. Newest violation issued 2026-04-29.
HPD recorded no violation closed here 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: No hot water, kitchen, 6th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER TEMP. EXCEEDING 130 DEGREE IN THE KITCHEN LOCATED AT APT 22, 6th STORY, APARTMENT AT NORTH (apt 22), issued 2023-02-01. HPD violation 11020461
- Class C: Roaches, throughout the apartment, 7th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 24, 7th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 24), issued 2021-10-12. HPD violation 14605858
- Class C: Mice, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 14, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 14), issued 2019-06-06. HPD violation 13106858
- Class B: Damaged plaster or paint, throughout the apartment, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND WALLS IN THE ENTIRE APARTMENT LOCATED AT APT 22, 6th STORY (apt 22), issued 2023-02-01. HPD violation 4948725
- Class B: Broken window or sash, bedroom, 6th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE WINDOW LOWER SASH IN THE 1st BEDROOM FROM EAST AT SOUTH LOCATED AT APT 22, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 22), issued 2023-02-01. HPD violation 5386093
- Class B: Self-closing door not working, 6th floor. , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE , IN THE ENTRANCE LOCATED AT APT 22, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 22), issued 2023-02-01. HPD violation 8104863
- Class B: Damaged plaster or paint, 1st room from the north, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WALLS IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 22, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 22), issued 2023-02-01. HPD violation 5396002
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 6th floor. REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 22, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 22), issued 2023-02-01. HPD violation 8104866
311 housing complaints
1 in the last 12 months, 3 in 5 years. Most common: Water Leak (1).
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: No bedbug filing on record for this year
- 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)
4 open DOB violations. 8 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
5 of 26 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: 5 in 2024, 15 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: Fourth 120 Macdougal Street LLC. Head officer: David Shapiro. Managing agent: BEDFORD MANAGEMENT COMPANY. This owner has 7 buildings on record, 3 graded D or F. See the full portfolio.
Last HPD registration Apr 30, 2026. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1005400009, HPD building ID 24475. HPD Online, ACRIS, DOB BIS.
Nearest subway
- W 4 St-Wash Sq (B, D, F, M), 4 min walk
- Houston St (1), 6 min walk
- Christopher St-Stonewall (1), 6 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 40 open (3 class C, 35 class B, 2 class A). 2 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 1 | −3 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 4 open DOB violations | −3 |
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.