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NYC HPD OPEN VIOLATIONS · METRODEEDS.COM · UPDATED DAILY

Operator Profile · NYC Landlord Ripoff Watch

ANGELA GAZIVODA

Q: How many NYC properties does ANGELA GAZIVODA own?

MetroDeeds tracks 87 NYC residential buildings registered to ANGELA GAZIVODA in the NYC HPD landlord registry, spanning Manhattan, the Bronx, and Queens. The property count is recomputed nightly from HPD's published landlord-registration data.

Q: How many HPD violations does ANGELA GAZIVODA's portfolio have?

834 open HPD housing-maintenance violations as of June 8, 2026: 288 Class C (immediately hazardous), 433 Class B (hazardous), and 113 Class A (non-hazardous).

Q: Is ANGELA GAZIVODA on the NYC Public Advocate's Worst Landlord list?

Yes. ANGELA GAZIVODA appears on the NYC Public Advocate's most recent Worst Landlord watchlist. The watchlist is published annually based on tenant complaints, HPD violations, and housing court cases.

Q: What's ANGELA GAZIVODA's eviction filing rate?

MetroDeeds tracks 322 eviction marshal executions tied to this portfolio in NYC Office of Court Administration records. The execution rate per residential unit places the portfolio in the top 5% of NYC operators (serial-evictor designation triggered).

98/100

DISTRESS SCORE

🔴 On Worst Landlord Watchlist⛔ Serial Evictor🔒 Vacate Order History⚠️ AEP Building (3 active)🌡️ Chronic Heat Violator💧 Water Supply Violations🧪 Mold Cluster🐀 Pest Infestation🔍 HPD Speculation Watch🐚 Shell Cluster📈 Rapid Acquirer🏠 Rent Stabilized

⚠️ HPD ALTERNATIVE ENFORCEMENT PROGRAM

This operator has buildings under HPD's Alternative Enforcement Program (AEP) — a citywide list of the most distressed properties with persistent hazardous conditions. AEP buildings are subject to emergency repairs, fee assessments, and possible receivership if violations remain unaddressed.

Total Properties

in MN, BX, QN

Total Open Violations

834

HPD open records

Class C — Immediately Hazardous

288

35% of all violations

Boroughs Active

MN · BX · QN

multi-borough operator

Rent Stabilized Units

3,562

across 82 buildings

📊 Est. Market Value

$22.1M

PLUTO fullval sum

Managed by

GAZIVODA REALTY CO. INC

most frequent HPD agent

Crime Nearby

ANGELA GAZIVODA is associated with a portfolio of 87 NYC residential buildings registered through the NYC Department of Housing Preservation and Development's landlord-registration system, spanning Manhattan, the Bronx, and Queens. NYC public records show 834 open HPD housing-maintenance code violations across these buildings, including 288 Class C (immediately hazardous, the most serious classification) and 433 Class B (hazardous) — placing this portfolio at distress score 98, the maximum on the MetroDeeds Landlord Ripoff Watch. MetroDeeds flags this portfolio for serial-evictor designation (top 5% of NYC operators by eviction execution rate), vacate-order history, and AEP (Alternative Enforcement Program) enrollment. The operator is named on the NYC Public Advocate's most recent Worst Landlord watchlist. The most recent confirmed deed transfer to this portfolio was recorded by NYC ACRIS on April 24, 2025 for 3551 DEKALB AVENUE. All data sourced from NYC HPD violation feeds, ACRIS deed records via the NYC Department of Finance, and the NYC Public Advocate's annual Worst Landlord watchlist. See the methodology page for scoring details.

Full Property Portfolio

87 PROPERTIES REGISTERED UNDER THIS OPERATOR WITH NYC HPD

Address	Borough	Units	Built	Assessed	Open Violations	View
208 WEST 151 STREET	MN	120	1929	$2.5M	2,076	View building (Scout+) →
660 NEREID AVENUE	BX	99	1931	$2.0M	1,917	View building (Scout+) →
3800 CARPENTER AVENUE	BX	54	1937	$1.5M	1,629	View building (Scout+) →
2280 LORING PLACE NORTH	BX	61	1937	$924K	1,596	View building (Scout+) →
156 EAST 178 STREET	BX	36	1937	$649K	1,494	View building (Scout+) →
2414 BELMONT AVENUE	BX	32	1931	$862K	1,481	View building (Scout+) →
17 WEST 182 STREET	BX	65	1936	$1.0M	1,380	View building (Scout+) →
985 ANDERSON AVENUE	BX	50	1931	$833K	1,344	View building (Scout+) →
685 EAST 225 STREET	BX	47	1931	$1.0M	1,339	View building (Scout+) →
2078 MORRIS AVENUE	BX	72	1926	$986K	1,298	View building (Scout+) →

🏠 Rent-Stabilized Buildings

82 buildings · 3,562 estimated rent-stabilized units

Address	Class	Year Built	RS Units
208 WEST 151 STREET	D1	1929	114
660 NEREID AVENUE	D6	1931	98
955 SHERIDAN AVENUE	D1	1948	92
2435 CRESTON AVENUE	D1	1927	88
2200 CRESTON AVENUE	D1	1928	78

Management Contacts

Managing Agent

GAZIVODA MANAGEMENT LLC

42 buildings

Registered Owner

G&M REALTY I LLC

CorporateOwner · 4 buildings

Total Named Contacts

across HPD registrations

Recent Acquisitions

LAST 5 DEEDS RECORDED AT ACRIS FOR PROPERTIES ASSOCIATED WITH THIS OPERATOR

Date	Address	Price Paid	Seller	Doc Type
Sep 29, 2025	3209 DECATUR AVENUE	$5.3M	3209 DECATUR REALTY LLC	DEED
Sep 29, 2025	2965 EAST 196 STREET	$4.5M	2965 E 196 REALTY LLC	DEED
Aug 19, 2025	1665 MORRIS AVENUE	$3.2M	1665 MORRIS REALTY LLC	DEED

See incoming NYC deeds the day they recordOpen →

Other rentals in this portfolio's boroughs (3)

NOT IN THIS BUILDING — DISTANCES SHOWN BELOW — NOT IN ANGELA GAZIVODA'S PORTFOLIO

Violation Breakdown

834 TOTAL OPEN HPD VIOLATIONS

Class C — Immediately Hazardous288 (35%)

Class B — Hazardous433 (52%)

Class A — Non-Hazardous113 (14%)

⚠ Class C violations are immediately hazardous to tenants — including lead paint, mold, lack of heat, and structural defects.

📞 311 Complaint Activity

ALL HPD-ROUTED 311 COMPLAINTS ACROSS THIS PORTFOLIO

Total Complaints (All-Time)

11,751

HPD-routed 311 complaints

Last 12 Months

2,721

complaints filed

Top Category

HEAT/HOT WATER

most common type

Complaint Volume by Type (All-Time)

HEAT/HOT WATER4,984

UNSANITARY CONDITION1,972

PLUMBING1,481

PAINT/PLASTER1,470

DOOR/WINDOW913

WATER LEAK911

ELEVATOR20

Year-Over-Year Activity

1.1k

2021

2.3k

2022

2.2k

2023

2.2k

2024

2.5k

2025

1.3k

2026

Source: NYC 311 Service Requests (erm2-nwe9) · HPD-routed housing complaints · Updated daily

⚖️ Marshal Eviction Filings

NYC MARSHAL EXECUTED EVICTIONS FROM OPEN DATA · RESIDENTIAL UNITS

All-Time Evictions

322

executed by NYC marshal

Last 3 Years

127

executed evictions

Last 12 Months

executed evictions

▸ TOP 5 PROPERTIES BY EVICTION COUNT (LAST 3 YRS)

Address	BBL	Evictions (3yr)
955 SHERIDAN AVENUE	2024610074	9
3800 CARPENTER AVENUE	2046540001	7
1265 MORRISON AVENUE	2037770040	5
2406 LORILLARD PLACE	2030560001	4
2526 VALENTINE AVENUE	2031540065	4

Source: NYC Open Data dataset 6z8x-wfk4 (Marshal Evictions) · Updated daily

🏛️ Housing Court Filings

NYC HPD HOUSING LITIGATION DIVISION · DATASET r8na-hjbv

Total Cases

1,060

all-time filings

Open Cases

active proceedings

HP Actions

524

tenant actions filed for repairs

7A Cases

court-appointed administrator

⚠ 1 7A proceeding(s) on record — a court has appointed or considered appointing an administrator to manage this operator's buildings due to severe neglect.

▸ CASE TYPE BREAKDOWN (11 TYPES)

Case Type	Count
Tenant Action	471
Heat and Hot Water	222
Access Warrant - Non-Lead	136
False Certification Non-Lead	63
Access Warrant - lead	57
Tenant Action/Harrassment	53
Comprehensive	41
Comp Supplemental Cases	9
Lead False Certification	5
Heat Supplemental Cases	2
7A	1

Case Type	Filed	Status	BBL
Heat and Hot Water	Mar 25, 2026	PENDING	2031690009
Tenant Action	Mar 24, 2026	PENDING	2031860032
Tenant Action	Mar 23, 2026	PENDING	2031700015
Tenant Action	Mar 18, 2026	PENDING	2031690009
Heat and Hot Water	Mar 16, 2026	PENDING	2031700032

Source: NYC HPD Housing Litigation Division · dataset r8na-hjbv · Updated regularly via NYC Open Data

Get real-time alerts when new cases fileOpen →

📞 311 Housing Complaints

HPD-ROUTED 311 COMPLAINTS FILED AGAINST PROPERTIES IN THIS PORTFOLIO

Heat / Hot Water (12mo)

1,174

complaints filed

Elevator (24mo)

complaints filed

Mold (24mo)

complaints filed

▸ TOP 5 PROPERTIES BY HEAT COMPLAINTS (12mo)

Address	BBL	Heat Complaints (12mo)
4385 VIREO AVENUE	2033930044	105
3551 DEKALB AVENUE	2033280039	104
955 SHERIDAN AVENUE	2024610074	55
1006 GERARD AVENUE	2024770001	54
1145 MORRISON AVENUE	2037440024	47

⚠ Heat complaints exceed the citywide p90 threshold (19/BBL/12mo) — this operator is among the worst heat complaint recipients in NYC.

Source: NYC 311 Service Requests (erm2-nwe9) · Housing complaint types only · Updated daily

🏗️ DOB Building Permits

DOB NOW: BUILD JOB APPLICATION FILINGS · DATASET w9ak-ipjd · 2016–PRESENT

Total Permits Filed

141

all filings on record

Unit Reduction Filings

proposed < existing dwelling units

Address	Job Type	Filed	Status	Units Δ	Applicant
4026 CARPENTER AVENUE	Alteration	Mar 20, 2026	Chief Plan Examiner/ Assistant Chief Plan Examiner Review	—	QAZI RAZZAK
2229 CRESTON AVENUE	Alteration	Feb 3, 2026	Approved	—	SEGUNDO ANGAMARCA
3929 CARPENTER AVENUE	Alteration	Jan 20, 2026	Approved	—	QAZI RAZZAK
985 ANDERSON AVENUE	Alteration	Dec 21, 2025	Permit Entire	—	MD MOSTAFA
635 EAST 228 STREET	Alteration	Nov 4, 2025	Permit Entire	—	SEGUNDO ANGAMARCA

Source: NYC DOB NOW: Build – Job Application Filings · dataset w9ak-ipjd · 2016–present

See the construction pipeline across the full portfolioOpen →

🏗️ DOB Violations

NYC DEPARTMENT OF BUILDINGS VIOLATIONS ACROSS THIS PORTFOLIO

Total DOB Violations

1,882

all-time on record

Active Violations

518

currently open

▸ TOP 5 PROPERTIES BY DOB VIOLATION COUNT

Address	BBL	Violations
3551 DEKALB AVENUE	2033280039	71
2121 PAULDING AVENUE	2043250021	70
660 NEREID AVENUE	2050410026	62
3800 CARPENTER AVENUE	2046540001	53
208 WEST 151 STREET	1020360038	49

Source: NYC Open Data dataset 3h2n-5cm9 (DOB Violations) · Updated periodically

☠️ Lead Paint Violations

HPD LEAD PAINT VIOLATIONS ACROSS THIS PORTFOLIO · DATASET au8t-hgv2

Total Violations

all-time on record

Open Violations

not yet certified closed

Class C (Hazardous)

immediately hazardous lead conditions

⚠ 14 open lead paint violation(s) — children under 6 and pregnant women face serious health risks from lead exposure. HPD requires certified correction.

▸ TOP 5 PROPERTIES BY LEAD VIOLATION COUNT

Address	BBL	Violations
806 WESTCHESTER AVENUE	2026760045	14
1491 WESTCHESTER AVENUE	2037710004	7
1133 MORRISON AVENUE	2037440029	5
2330 CROTONA AVENUE	2031020015	5
985 ANDERSON AVENUE	2025070024	4

Source: NYC HPD Lead Paint Violations · dataset au8t-hgv2 · Updated periodically

🐚 Shell Company Cluster Detected

REGISTERED AGENT ADDRESS FLAGS THIS OPERATOR AS A POTENTIAL SHELL CLUSTER

Registered Agent Address

3331 WHITE PLAINS ROAD

Total Entities at Address

Residential LLCs / Corps

Concentration Ratio

98%

Shell Score

54.02

⚠ 55 LLCs registered at this address — 98% are NYC residential entities. A high concentration of residential LLCs registered at a single agent address is a common indicator of shell company structuring used to obscure property ownership.

Go deeper on ANGELA GAZIVODA

Landlord Ripoff Watch surfaces the public-record signals. Below: the layered intelligence MetroDeeds operators use to act on them.

PORTFOLIO INTEL

Every LLC behind ANGELA GAZIVODA

·Full deed history with buyer and seller names
·Shell-LLC aliasing across related entities
·Per-property assessed value and price-per-square-foot

Open Portfolio Intel — Scout+ $49.99/mo →

LANDLORD INTEL

Per-building court, lien, and CTOR tracking

·Real-time alerts when new eviction cases file
·Mortgage, tax lien, and DOF progression timeline
·DOB permit pipeline and 311 complaint patterns

Open Landlord Intel — Pro $149.99/mo →

DEED FEED

Incoming NYC deeds the day they record

·Every residential deed across all 5 boroughs
·Filter by borough, price, building type, operator
·Same-day alerts when properties trade

Browse Deed Feed — Free →

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Frequently asked questions about ANGELA GAZIVODA

How many NYC properties does ANGELA GAZIVODA own?

MetroDeeds tracks 87 NYC residential buildings registered to ANGELA GAZIVODA in the NYC HPD landlord registry, spanning Manhattan, the Bronx, and Queens. The property count is recomputed nightly from HPD's published landlord-registration data.

How many HPD violations does ANGELA GAZIVODA's portfolio have?

834 open HPD housing-maintenance violations as of June 8, 2026: 288 Class C (immediately hazardous), 433 Class B (hazardous), and 113 Class A (non-hazardous).

Is ANGELA GAZIVODA on the NYC Public Advocate's Worst Landlord list?

Yes. ANGELA GAZIVODA appears on the NYC Public Advocate's most recent Worst Landlord watchlist. The watchlist is published annually based on tenant complaints, HPD violations, and housing court cases.

What's ANGELA GAZIVODA's eviction filing rate?

MetroDeeds tracks 322 eviction marshal executions tied to this portfolio in NYC Office of Court Administration records. The execution rate per residential unit places the portfolio in the top 5% of NYC operators (serial-evictor designation triggered).

When was ANGELA GAZIVODA's most recent property acquisition?

The most recent confirmed deed transfer to this portfolio was recorded by NYC ACRIS on April 24, 2025 for 3551 DEKALB AVENUE.

Discussion

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