91 Baxter Street

91 Baxter Street in Chinatown, Manhattan, has 49 open HPD violations, 10 of them class C, and 40 of 24 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (46/100).

Mixed residential & commercial · 24 units · Built 1880

StreetSpy grade: F (Severe, 46/100)

• 10 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.
• 3 heat or hot water complaints to 311 in the last 12 months.
• 40 of 24 units are rent-stabilized; 32 on the 2007 tax bill.

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

• Repairs: High (49 open, 10 class C), records as of Oct 25, 2026
• Heat and hot water: 3 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

49 open violations: 10 class C (immediately hazardous), 24 class B, 15 class A. 16 issued in the last 12 months. 62 on record. Oldest open violation issued 1997-01-21. Newest violation issued 2026-10-01.

1 closed in the last 90 days. Median 87 days from issue to close for the 2 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: Self-closing door not working, 6th floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AT DOOR IN THE ENTRANCE LOCATED AT APT 23, 6th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 23), issued 2026-10-01. HPD violation 19261859
• Class C: Self-closing door not working, 6th floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 23, 6th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 23), issued 2026-09-11. HPD violation 19205715
• Class C: Self-closing door not working (roof). , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AND LATCH SET AT BULKHEAD DOOR TO ROOF, issued 2026-09-03. HPD violation 19176679
• Class C: Self-closing door not working, 5th floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 14, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 14), issued 2026-08-31. HPD violation 19176678
• Class C: Self-closing door not working (roof). , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AT BULKHEAD EAST DOOR TO ROOF IN BUILDING 93 , 6th STORY, issued 2023-01-30. HPD violation 15687319
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM AT 1st BASEMENT FROM SOUTH, 1st STORY (apt 4), issued 2020-05-26. HPD violation 13636115
• Class C: Fire escape defect, 1st room from the east, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SLIDE BOLT WITH EYELET CAPABLE RECEVING PADLOCK AT WINDOW GATE FIRE ESCAPE WINDOW IN THE 1st ROOM FROM EAST LOCATED AT APT 3, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH , SECTION ''93 BAXTER'' (apt 3), issued 2011-12-05. HPD violation 9229048
• Class C: Fire escape defect, 1st room from the east, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF KEY OPERATE DOOR HANDLE AT ROOM DOOR & OBSTRUCTING EGRESS TO FIRE ESCAPE WINDOW IN THE 1st ROOM FROM EAST LOCATED AT APT 3, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH , SECTION ''93 BAXTER'' (apt 3), issued 2011-12-05. HPD violation 9229069

311 housing complaints

11 in the last 12 months, 31 in 5 years. Most common: Heat/Hot Water (3), Plumbing (3), Water Leak (3), 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)

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 (0 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

40 of 24 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, 32 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: BAXTER REALTY GROUP LLC. Head officer: ZHI PAN. Managing agent: ZHI PAN. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.

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

Tax lot and city IDs

BBL 1001990007, HPD building ID 6834. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Canal St (J, Z), 2 min walk
• Canal St (N, Q), 2 min walk
• Canal St (6), 3 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.