NYC Landlord Ripoff Watch

Name: NYC Landlord Ripoff Watch
Creator: MetroDeeds
License: https://creativecommons.org/licenses/by-sa/4.0/

The Public Advocate list shows last year's worst landlords. We surface their portfolios and new buys the day the deed is filed.

Distress signals from HPD violations, evictions, 311 complaints, and deed records — updated daily so you see trouble before it hits the news.

💀Double Offender — On Worst Landlord list AND top-10% eviction rate citywide

🔍HPD Speculation Watch — On NYC HPD's tenant harassment watchlist

🔴Worst Landlord — On Public Advocate annual watchlist

🐚Shell Cluster — Dense network of LLCs sharing a registered agent address

ⓘ See all 15 flag definitions ▾

⚠️AEP Building — At least one building enrolled in HPD's Alternative Enforcement Program (top 200 most distressed buildings citywide).

⛔Serial Evictor — Eviction rate in top 5% citywide (95th percentile).

📤High Eviction Rate — Eviction rate in top 10% citywide (shown when Serial Evictor flag is absent).

🌡️Chronic Heat Violator — Repeated heat and hot water violations + 311 complaints.

🧪Mold Cluster — High concentration of HPD mold (Class B) violations.

💧Water Supply Violations — Repeated no-water violations.

🛗Elevator Violations — Repeated elevator outage violations or complaints.

🐀Pest Infestation — High concentration of vermin and pest violations.

🏠Rent Stabilized — Portfolio includes rent-stabilized units.

🔒Vacate Order History — One or more buildings vacated by HPD. Adds +3 to distress score.

📈Rapid Acquirer — 3+ property acquisitions in the past 24 months via ACRIS.

Browse by borough

Manhattan →Brooklyn →Bronx →Queens →Staten Island →

CLASS C OPEN

1,407,511

OPEN HPD VIOLATIONS

5,310,520

OPERATORS TRACKED

1,929

EVICTION FILINGS

71,029

all-time, tracked operators

💀 Double Offender — 77 operators🔴 Worst Landlord — 101 operators

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DISTRESS SCORE combines per-building violation severity with portfolio scale and market value. Normalized across all 2,000+ tracked operators.

Showing 1–25 of 1,929 operators

DATA REFRESHED: May 29, 04:04 PM ET

	#	Operator	Borough	Properties	Open HPD Viols	Flags	Score ↓	Last Acq.	Market Value *
	1	RICK GROPPER	Multi	59 confirmed ~637 est.	48,263C:14,341B:23,891	🔴💀🔒⚠️🌡️💧🧪🐀🛗📈🏠	99	Nov 19, 202518-70 TROUTMAN STR…	$705.0M
	2	MARGARET BRUNN	Multi	102 confirmed ~681 est.	47,767C:13,098B:25,419	🔴💀🔒⚠️🌡️💧🧪🐀🛗🔍📈🏠	99	Mar 12, 20251658 YORK AVENUE	$1.1B
	3	PETER FINE	BX	61 confirmed ~419 est.	47,408C:13,263B:25,986	🔴💀⛔🔒⚠️🌡️💧🧪🐀🛗🐚📈🏠	99	Feb 3, 2021128 EAST CLARKE PL…	$328.3M
	4	DAVID TENNENBAUM	Multi	78 confirmed ~80 est.	42,334C:11,914B:22,390	🔴💀🔒⚠️🌡️🧪🐀🛗🔍🐚🏠	99	Jul 12, 202217 WEST 125 STREET	$216.9M
	5	JOE ZITOLO	MNBXBK	182 confirmed	37,338C:8,704B:20,267	🔴💀🔒⚠️🌡️🧪🐀🛗🏠	99	Oct 8, 2024881 GRAND STREET	$341.2M
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	6	DONALD HASTINGS	Multi	72 confirmed ~653 est.	32,326C:9,105B:16,945	🔴💀🔒⚠️🌡️💧🧪🐀🛗📈🏠	99	Dec 5, 2018575 AMSTERDAM AVEN…	$868.5M
	7	ANTHONY GAZIVODA	BX	45 confirmed ~93 est.	31,183C:9,116B:16,252	🔴💀⛔🔒⚠️🌡️💧🧪🐀🛗🔍🐚📈🏠	99	Sep 29, 20252965 EAST 196 STRE…	$103.2M
	8	PETER HUNGERFORD	MNBXBK	91 confirmed ~92 est.	27,662C:7,767B:14,043	🔴💀🔒⚠️🌡️🧪🐀🔍🐚📈🏠	99	May 16, 20253070 HULL AVENUE	$372.4M
	9	BOB RAPHAEL	MNBXBK	47 confirmed	26,095C:6,692B:14,144	🔴💀🔒⚠️🌡️🧪🐀🔍📈🏠	99	Aug 25, 20251229 HALSEY STREET	$141.5M
	10	SAM KLEIN	MNBXBK	64 confirmed ~82 est.	24,740C:6,944B:12,828	🔴💀🔒⚠️🌡️💧🧪🐀🔍🐚📈🏠	99	Feb 17, 2026764 EAST 234 STREE…	$167.8M
	11	DAVID BLAU	MNBXBK	20 confirmed	21,265C:5,583B:11,479	🔴💀🔒⚠️🌡️💧🧪🐀🛗🏠	99	Jul 17, 2024116 LENOX ROAD	$80.0M
	12	EDDIE LJESNJANIN	BK	35 confirmed ~36 est.	20,558C:5,221B:11,116	🔴💀🔒⚠️🌡️💧🧪🐀🛗🐚📈🏠	99	Jun 26, 2008991 CARROLL STREET	$125.1M
	13	IAN LAGOWITZ	MNBXBK	25 confirmed ~97 est.	20,011C:6,255B:10,233	🔴💀⛔🔒⚠️🌡️🧪🐀🛗🔍🐚📈🏠	99	May 25, 2023400 HERKIMER STREE…	$80.3M
	14	ELEANOR PATRICK	MNBXBK	37 confirmed ~45 est.	18,818C:5,395B:9,618	🔴💀🔒⚠️🌡️🧪🐀🛗🐚🏠	99	Nov 5, 2019127 WEST 141 STREE…	$83.7M
	15	STEVE KASHANIAN	Multi	74 confirmed	16,456C:4,869B:8,138	🔴💀🔒⚠️🌡️🧪🐀🔍📈🏠	99	Mar 5, 2026233 EAST 59 STREET	$178.1M
	16	MORDECHAI PILLER	BK	49 confirmed	16,255C:3,884B:9,122	🔴💀🔒⚠️🌡️🧪🐀🛗🏠	99	Feb 20, 202695 EAST 18 STREET	$183.7M
	17	DAVID SCHORR	MNBXBK	14 confirmed ~35 est.	15,665C:3,837B:8,540	🔴💀⛔🔒⚠️🌡️💧🧪🐀🐚🏠	99	Nov 7, 20241964 GRAND CONCOUR…	$62.5M
	18	BARRY SINGER	BX	16 confirmed ~26 est.	15,116C:4,590B:7,711	🔴💀🔒⚠️🌡️💧🧪🐀🐚🏠	99	Mar 31, 2026620 EAST 178 STREE…	$31.4M
	19	CLAUDETTE HENRY	BK	63 confirmed	14,177C:3,693B:7,620	🔴💀🔒⚠️🌡️🧪🐀🏠	99	Jan 19, 2022134 SACKMAN STREET	$95.5M
	20	JEFF MUSTAFAJ	BX	14 confirmed	13,907C:4,296B:6,999	🔴💀⛔🔒⚠️🌡️🧪🐀🏠	99	Jul 28, 2017628 COURTLANDT AVE…	$22.4M
	21	CHRISTOPHER BRAMWELL	Multi	76 confirmed	13,203C:3,606B:6,894	🔴💀⚠️🌡️🧪🐀🏠	99	Jul 31, 2020ALABAMA AVENUE	$176.0M
	22	TOM STEINER	BX	7 confirmed	11,752C:3,216B:6,369	🔴💀🔒⚠️🌡️🧪🐀🏠	99	Apr 17, 20191255 STRATFORD AVE…	$23.8M
	23	JOE PISTILLI	Multi	23 confirmed	11,312C:3,425B:5,636	🔴💀⚠️🌡️💧🧪🐀🏠	99	Feb 11, 20202815 BEVERLEY ROAD	$91.5M
	24	SOL ZALMAN	BX	13 confirmed	11,172C:3,168B:5,824	🔴💀🔒⚠️🌡️🧪🐀🔍🏠	99	Jun 28, 20191824 WEEKS AVENUE	$38.3M
	25	MARK FURMAN	MN	40 confirmed ~619 est.	11,138C:2,747B:6,445	🔴💀⛔🔒🌡️💧🧪🐀🛗📈🏠	99	Dec 13, 2018122 EAST 103 STREE…	$108.9M

…Page 1 of 78

Open violations = HPD records with status not "Closed" or "Dismissed". Class C = Immediately Hazardous. Distress score (0–100) = fixed-threshold normalized composite of 8 signals: Class C violations per unit (30%), Class B violations per unit (15%), share of properties with Class C (10%), Worst Landlord flag (10%), marshal eviction executions per unit (15%), heat/hot water 311 complaints per BBL (10%), HPD Speculation Watch (5%), portfolio size log (5%). Post-score: Double Offender adds ×1.25 multiplier; vacate history adds +3; high market value portfolio (≥$10M) adds ×1.15–×1.60. 💀 Double Offender = Worst Landlord list + top-10% eviction rate citywide. 🐚 Shell Cluster = high concentration of residential LLCs at shared registered agent address. Portfolio AV = sum of total assessed values from PLUTO tax lot data. Land AV = land-only assessed portion. Market Value = full market value from DOF RPAD (curmkttot); reflects NYC Finance appraisal, not sale price. NYC assessed values are typically 6% of market value for Class 1 residential. Owner names resolved from HPD registrations. Data cached hourly. Data sourced from NYC Open Data, NYC HPD, NYC ACRIS, and NYC DOF. All rankings, scores, and data are algorithmic and for informational purposes only — they do not constitute legal findings or accusations of wrongdoing. MetroDeeds is not affiliated with any government agency. Terms · Privacy · hello@metrodeeds.com

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