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NYC HPD OPEN VIOLATIONS · METRODEEDS.COM · UPDATED DAILY

Operator Profile · NYC Landlord Ripoff Watch

DOV GUTTMAN

Q: How many NYC properties does DOV GUTTMAN own?

MetroDeeds tracks 22 NYC residential buildings registered to DOV GUTTMAN in the NYC HPD landlord registry, spanning Manhattan, the Bronx, Brooklyn, and Staten Island. The property count is recomputed nightly from HPD's published landlord-registration data.

Q: How many HPD violations does DOV GUTTMAN's portfolio have?

462 open HPD housing-maintenance violations as of June 8, 2026: 215 Class C (immediately hazardous), 192 Class B (hazardous), and 55 Class A (non-hazardous).

Q: Is DOV GUTTMAN on the NYC Public Advocate's Worst Landlord list?

No. DOV GUTTMAN does not appear on the NYC Public Advocate's most recent Worst Landlord watchlist.

Q: What's DOV GUTTMAN's eviction filing rate?

MetroDeeds tracks 89 eviction marshal executions tied to this portfolio in NYC Office of Court Administration records. This is below the high-eviction-rate threshold (top 10% citywide).

52/100

DISTRESS SCORE

🔒 Vacate Order History🌡️ Chronic Heat Violator🧪 Mold Cluster🐀 Pest Infestation🐚 Shell Cluster🏠 Rent Stabilized

Total Properties

in MN, BX, BK, SI

Total Open Violations

462

HPD open records

Class C — Immediately Hazardous

215

47% of all violations

Boroughs Active

MN · BX · BK · SI

multi-borough operator

Rent Stabilized Units

1,537

across 16 buildings

📊 Est. Market Value

$149.0M

PLUTO fullval sum

Managed by

DOV GUTTMAN

most frequent HPD agent

Crime Nearby

DOV GUTTMAN is associated with a portfolio of 22 NYC residential buildings registered through the NYC Department of Housing Preservation and Development's landlord-registration system, spanning Manhattan, the Bronx, Brooklyn, and Staten Island. NYC public records show 462 open HPD housing-maintenance code violations across these buildings, including 215 Class C (immediately hazardous, the most serious classification) and 192 Class B (hazardous) — yielding a distress score of 52 on the MetroDeeds Landlord Ripoff Watch. MetroDeeds flags this portfolio for vacate-order history, chronic heat-and-hot-water violations, and mold-cluster concentration. The most recent confirmed deed transfer to this portfolio was recorded by NYC ACRIS on July 25, 2025 for 1132 NELSON 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

22 PROPERTIES REGISTERED UNDER THIS OPERATOR WITH NYC HPD

Address	Borough	Units	Built	Assessed	Open Violations	View
769 ST MARKS AVENUE	BK	180	1924	$6.7M	1,477	View building (Scout+) →
2913 TILDEN AVENUE	BK	59	1928	$2.2M	1,378	View building (Scout+) →
1087 LENOX ROAD	BK	110	1927	$3.4M	1,306	View building (Scout+) →
1423 AMSTERDAM AVENUE	MN	130	1988	$5.8M	1,226	View building (Scout+) →
290 RIVERDALE AVENUE	BK	120	1978	$7.5M	907	View building (Scout+) →
105 WEST 168 STREET	BX	291	1931	$11.8M	764	View building (Scout+) →
141 PARK HILL AVENUE	SI	362	1965	$13.6M	477	View building (Scout+) →
1115 WOODYCREST AVENUE	BX	72	1983	$2.8M	342	View building (Scout+) →
1105 ANDERSON AVENUE	BX	104	1982	$3.1M	282	View building (Scout+) →
551 COMMONWEALTH AVENUE	BX	59	1932	$2.1M	180	View building (Scout+) →

🏠 Rent-Stabilized Buildings

16 buildings · 1,537 estimated rent-stabilized units

Address	Class	Year Built	RS Units
141 PARK HILL AVENUE	D3	1965	364
105 WEST 168 STREET	D7	1931	282
2911 WEST 36 STREET	D7	1979	259
1423 AMSTERDAM AVENUE	D1	1988	130
540 ROSEDALE AVENUE	D1	1932	61

Management Contacts

Managing Agent

WINN MANAGEMENT COMPANY LLC

8 buildings

Registered Owner

ROSEDALE GARDENS NY LLC

CorporateOwner · 8 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
Jul 25, 2025	1115 WOODYCREST AVENUE	Not disclosed	HP ALLIANCE HOUSING II HOUSING DEVELOPMENT FUND	DEED
Dec 27, 2022	939 ST JOHNS PLACE	$1.4M	939 JOHNS PLACE LLC	DEED
Dec 5, 2022	948 PROSPECT PLACE	Not disclosed	948 PROSPECT PL 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 DOV GUTTMAN'S PORTFOLIO

Violation Breakdown

462 TOTAL OPEN HPD VIOLATIONS

Class C — Immediately Hazardous215 (47%)

Class B — Hazardous192 (42%)

Class A — Non-Hazardous55 (12%)

⚠ 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)

3,595

HPD-routed 311 complaints

Last 12 Months

653

complaints filed

Top Category

HEAT/HOT WATER

most common type

Complaint Volume by Type (All-Time)

HEAT/HOT WATER1,265

UNSANITARY CONDITION708

PLUMBING510

PAINT/PLASTER441

WATER LEAK372

DOOR/WINDOW285

ELEVATOR14

Year-Over-Year Activity

438

2021

881

2022

656

2023

685

2024

637

2025

298

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

executed by NYC marshal

Last 3 Years

executed evictions

Last 12 Months

executed evictions

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

Address	BBL	Evictions (3yr)
141 PARK HILL AVENUE	5028710001	10
520 ROSEDALE AVENUE	2035190012	3
551 COMMONWEALTH AVENUE	2035190034	3
105 WEST 168 STREET	2025180001	2
290 RIVERDALE AVENUE	3036060010	2

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

🏛️ Housing Court Filings

NYC HPD HOUSING LITIGATION DIVISION · DATASET r8na-hjbv

Total Cases

208

all-time filings

Open Cases

active proceedings

HP Actions

147

tenant actions filed for repairs

7A Cases

court-appointed administrator

▸ CASE TYPE BREAKDOWN (9 TYPES)

Case Type	Count
Tenant Action	129
Heat and Hot Water	40
Tenant Action/Harrassment	18
Access Warrant - Non-Lead	9
False Certification Non-Lead	5
Comprehensive	3
Access Warrant - lead	2
Heat Supplemental Cases	1
Comp Supplemental Cases	1

Case Type	Filed	Status	BBL
Tenant Action	Jan 22, 2026	PENDING	1019700002
Tenant Action/Harrassment	Dec 2, 2025	PENDING	2025090036
Tenant Action/Harrassment	Nov 6, 2025	PENDING	1019700002
Tenant Action/Harrassment	Sep 11, 2025	PENDING	3046500052
Tenant Action	Sep 2, 2025	CLOSED	3051310019

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)

326

complaints filed

Elevator (24mo)

complaints filed

Mold (24mo)

complaints filed

▸ TOP 5 PROPERTIES BY HEAT COMPLAINTS (12mo)

Address	BBL	Heat Complaints (12mo)
1423 AMSTERDAM AVENUE	1019700002	88
105 WEST 168 STREET	2025180001	64
1087 LENOX ROAD	3046500052	49
3528 MERMAID AVENUE	3070460001	36
1105 ANDERSON AVENUE	2025090036	16

⚠ 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

all filings on record

Unit Reduction Filings

proposed < existing dwelling units

Address	Job Type	Filed	Status	Units Δ	Applicant
520 ROSEDALE AVENUE	Alteration	Oct 31, 2025	Permit Entire	—	JAMES TRYNOSKY
141 PARK HILL AVENUE	Alteration	Apr 23, 2025	LOC Issued	—	Vachagan Grigoryan
939 ST JOHNS PLACE	Alteration	Nov 19, 2024	Approved	—	NOEL WONG
521 COMMONWEALTH AVENUE	Alteration	Sep 30, 2024	Permit Entire	—	OMAR GAZALI
520 ROSEDALE AVENUE	Alteration	Jul 17, 2024	Permit Entire	—	JAMES TRYNOSKY

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

1,418

all-time on record

Active Violations

118

currently open

▸ TOP 5 PROPERTIES BY DOB VIOLATION COUNT

Address	BBL	Violations
105 WEST 168 STREET	2025180001	192
141 PARK HILL AVENUE	5028710001	144
1105 ANDERSON AVENUE	2025090036	136
769 ST MARKS AVENUE	3012210001	99
1115 WOODYCREST AVENUE	2025130044	79

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

🐚 Shell Company Cluster Detected

REGISTERED AGENT ADDRESS FLAGS THIS OPERATOR AS A POTENTIAL SHELL CLUSTER

Registered Agent Address

199 LEE AVENUE

Total Entities at Address

451

Residential LLCs / Corps

405

Concentration Ratio

90%

Shell Score

363.69

⚠ 405 LLCs registered at this address — 90% 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 DOV GUTTMAN

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

PORTFOLIO INTEL

Every LLC behind DOV GUTTMAN

·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 DOV GUTTMAN

How many NYC properties does DOV GUTTMAN own?

MetroDeeds tracks 22 NYC residential buildings registered to DOV GUTTMAN in the NYC HPD landlord registry, spanning Manhattan, the Bronx, Brooklyn, and Staten Island. The property count is recomputed nightly from HPD's published landlord-registration data.

How many HPD violations does DOV GUTTMAN's portfolio have?

462 open HPD housing-maintenance violations as of June 8, 2026: 215 Class C (immediately hazardous), 192 Class B (hazardous), and 55 Class A (non-hazardous).

Is DOV GUTTMAN on the NYC Public Advocate's Worst Landlord list?

No. DOV GUTTMAN does not appear on the NYC Public Advocate's most recent Worst Landlord watchlist.

What's DOV GUTTMAN's eviction filing rate?

MetroDeeds tracks 89 eviction marshal executions tied to this portfolio in NYC Office of Court Administration records. This is below the high-eviction-rate threshold (top 10% citywide).

When was DOV GUTTMAN's most recent property acquisition?

The most recent confirmed deed transfer to this portfolio was recorded by NYC ACRIS on July 25, 2025 for 1132 NELSON AVENUE.

Discussion

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