What is the rent for a 1-bedroom at 428 EAST 89 STREET, Manhattan, NY, 10128?

Based on recent listing data, rent for a 1-bedroom at 428 EAST 89 STREET, Manhattan, NY, 10128 is approximately $3,350 per month.

How does rent at 428 EAST 89 STREET, Manhattan, NY, 10128 compare to the neighborhood?

Compared to other buildings in the 10128 zip code: 1-bedroom rents are about 86% above the neighborhood median.

Is 428 EAST 89 STREET, Manhattan, NY, 10128 rent stabilized?

Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 is rent stabilized with 4 stabilized units. Rent-stabilized tenants have protections limiting annual rent increases and providing lease renewal rights.

How much has rent changed at 428 EAST 89 STREET, Manhattan, NY, 10128?

Rent at 428 EAST 89 STREET, Manhattan, NY, 10128 has increased by 14% since 2021-05, going from $1,967 to $2,250 as of 2021-12. During COVID, rents dipped to $1,846 in 2021-06 before recovering.

When is the cheapest time to rent at 428 EAST 89 STREET, Manhattan, NY, 10128?

Based on historical listing data, March tends to be the most affordable month to sign a lease at 428 EAST 89 STREET, Manhattan, NY, 10128, while December is typically the most expensive. Timing your move to March could save approximately 15% compared to peak pricing.

Who is the landlord of 428 EAST 89 STREET, Manhattan, NY, 10128?

The registered owner of 428 EAST 89 STREET, Manhattan, NY, 10128 is RSL 428 EAST 89TH LLC. You can view their full portfolio of buildings on Lucid Rents.

Is the landlord of 428 EAST 89 STREET, Manhattan, NY, 10128 a good landlord?

428 EAST 89 STREET, Manhattan, NY, 10128, owned by RSL 428 EAST 89TH LLC, has an overall grade of B (3.0/5) on Lucid Rents. The building has 1 recorded violation. Tenants have left 1 review. Check tenant reviews for firsthand experiences.

What is the building rating for 428 EAST 89 STREET, Manhattan, NY, 10128?

428 EAST 89 STREET, Manhattan, NY, 10128 has an overall grade of B with a score of 3.0 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.

Are there violations or complaints at 428 EAST 89 STREET, Manhattan, NY, 10128?

Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 has 1 housing violation on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.

Has 428 EAST 89 STREET, Manhattan, NY, 10128 had any Department of Buildings violations?

Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 has 1 Department of Buildings violation on record. These can include issues related to construction safety, building codes, and structural concerns.

What amenities does 428 EAST 89 STREET, Manhattan, NY, 10128 have?

428 EAST 89 STREET, Manhattan, NY, 10128 offers 6 amenities including Pet Friendly, Dishwasher, Good Cause, Rent Stabilized, Has Evictions, Walk Up. View the full amenity list on the building page.

Does 428 EAST 89 STREET, Manhattan, NY, 10128 allow pets?

428 EAST 89 STREET, Manhattan, NY, 10128 lists pet-friendly amenities (Pet Friendly). Contact the building management to confirm current pet policies and any breed or size restrictions.

Does 428 EAST 89 STREET, Manhattan, NY, 10128 have laundry facilities?

Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 offers laundry amenities: Dishwasher.

What schools are near 428 EAST 89 STREET, Manhattan, NY, 10128?

There are 10 schools near 428 EAST 89 STREET, Manhattan, NY, 10128, including 4 public schools, 3 charter schools, 3 private schools. Nearby schools include Yorkville Community School (1 min walk), East Side Middle School (3 min walk), P.s. 527 - East Side School For Social Action (4 min walk), The High School For Climate Justice (7 min walk), Success Academy Charter School - Harlem 3 (11 min walk), and more.

What public transit is near 428 EAST 89 STREET, Manhattan, NY, 10128?

428 EAST 89 STREET, Manhattan, NY, 10128 has 4 transit options nearby. The closest include: bus: YORK AV/E 87 ST (M31, M86-SBS), 0.12 mi away.

Is 428 EAST 89 STREET, Manhattan, NY, 10128 safe? What is the crime rate nearby?

The 10128 zip code where 428 EAST 89 STREET, Manhattan, NY, 10128 is located had 1,734 crime incidents in the past 2 years, including 98 violent crimes, 996 property crimes, and 640 quality-of-life incidents. Check the neighborhood report card for 10128 for full details.

When was 428 EAST 89 STREET, Manhattan, NY, 10128 built and how many units does it have?

428 EAST 89 STREET, Manhattan, NY, 10128 was built in 1920, has 5 floors, contains 21 total units, 20 of which are residential.

What do tenants say about living at 428 EAST 89 STREET, Manhattan, NY, 10128?

428 EAST 89 STREET, Manhattan, NY, 10128 has 1 tenant review with an average rating of 3.0 out of 5. 0 out of 1 reviewers would recommend this building.

428 EAST 89 STREET — Rent Intelligence for Upper East Side, NYC

Upper East Side · Manhattan, NY, 10128

Built 19205 floors21 unitsBBL 1015680036

Current rent range

$3,350 – $3,350 / mo

1 bedroom band tracked · sampled from recent listings · rent stabilized

Leave a review

★★★★★3.01 reviews

Verified reviewsR4Owned byRSL 428 EAST 89TH LLC24 bldgs

428 EAST 89 STREET

Manhattan, NY, 10128

428 EAST 89 STREET is a prewar 1920 building, 5 floors, 21 units in Upper East Side, NYC. Owned by RSL 428 EAST 89TH LLC, managed by Oxford Property Group - Joshua Lyttle. Public records show 1 open violation, 1 active litigation matter on file. Rent stabilization on file covers 4 units (registered 2024). Lucid Rents has 1 verified tenant review on this building.

HPD violations1last 7 years · class A, B, C

Evictions filed0last 7 years

Tenant reviews13.0 ★ avg

Rent-stab units21DHCR records

Building age106 ybuilt 1920

311 complaints0last 7 years

01 / 10

Rental intelligence.

Neighborhood Median Rent

Manhattan · March 2026

1 BR

$3,350/mo

1 listing

This building is rent stabilized — actual rents typically trade below neighborhood medians.

Seasonal Pattern

Best & worst months to sign a lease

Cheapest

March

Most expensive

December

JFMAMJJASOND

Potential savings: ~15% by timing your move to March.

Rent vs. area median Manhattan

Studio

This building: — – —

—Area: $4,325

1 BR

This building: $3,350 – $3,350

86% aboveArea: $1,800

2 BR

This building: — – —

—Area: $8,295

Units Historic Rent 2 listings

Studio$1,6041 listing

1 Bed$2,2501 listing

Neighborhood Rent Range Manhattan

1 Bed1 listing

$1,800

$1,800

Range (P25 – P75)MedianBased on recent listings in Manhattan

01 / 09

Rental intelligence.

01b / 09

Rent trends.

Upper East Side

Quarterly market rent, 2014–2026 (latest = Q1 2026 forecast)

Asking rent

$4,643

current quarter

Effective rent

—

per bedroom only

YoY change

1.1%

asking, vs 1 yr ago

10-year change

17%

asking, since ~'16

Asking rent per bedroom type — switch tabs to see each with effective (concession-net) rent.

01b / 09

Rent trends.

02 / 10

Neighborhood risks.

within 0.75 mi

149 nearby

within 0.75 mi

Public-safety

shelters, methadone, halfway, sex offenders

24/7 Noise

sirens, construction, schools, rail, avenue traffic

Environmental

brownfields, industrial zones, sanitation

Block-level

2206

311 noise, rats, bedbug history

Sources: NYC DHS · DOB · 311 · DSNY · FDNY · NYS DCJS · NYS DECSee full report

02 / 10

Neighborhood risks.

02 / 10

Violations, 311, & more.

hpd · dob · 311 · acris
last 7 years

Violation & Complaint Trends

Monthly counts over the last 7 years · all data sources

Worsening

HPDTop Violations

1 total

Door/Lock
1

311Top Complaints

0 total

Noise - Residential
10
Noise
5
HEAT/HOT WATER
5
UNSANITARY CONDITION
4
General Construction/Plumbing
1

DOBTop Filings

0 total

DOB Violations
0

EvictionsEvictions

0 filed

Evictions filed
0

Violations by Unit

(1 unit)

UnitViolationsOpenLast Inspected

Recent records

Last 7 years

Class CVIOLATION DISMISSEDFeb 28, 2024
§ 27-2005, 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 3D, 4th STORY, 1st APARTMENT FROM WEST AT NORTH

See all 1 HPD records

02 / 09

Violations, 311, & more.

03 / 10

What tenants actually say.

3.0 /5

★ ★ ★ ★ ★

1 reviews

5★

4★

3★

100%

2★

1★

Pros: renovated stainless-steel kitchens, classic exposed brick in well maintained for building Four blocks from the Q train at 86th Street. One block from Carl Schurz Park and the East River Esplanade. Cons: None to…

mixedNov 2022

Anonymous

View all 1 reviews

03 / 09

What tenants actually say.

04 / 10

Building amenities.

Building Amenities

6 amenities

LAUNDRY

Dishwasher

PET FRIENDLY

Pet Friendly

OTHER

Good Cause
Rent Stabilized
Has Evictions
Walk Up

04 / 09

Building amenities.

05 / 10

The landlord.

RSL 428 EAST 89TH LLC

Portfolio of 24 buildingsManaged by Oxford Property Group - Joshua LyttleHead officer: FATMIR LAJQIMail: 317 EAST 84 STREET, NEW YORK, NY, 10028

Portfolio-level grade reflects the landlord's buildings across NYC, weighted by unit count. Individual building grades may differ.

View full landlord profile

buildings

—

avg score / 5

—

portfolio grade

nearby owned

Ownership timeline · this building

ACRIS deeds and regulatory filings

1920Building constructed21 units · 5 floors
nowRSL 428 EAST 89TH LLCOwner of record per HPD registration · manages 24 buildings · registration active through 2026-09-01.

05 / 09

The landlord.

06 / 10

Crime & safety.

10128 · last 12 months

Safety & Crime

Very safeSafety score · last 12 months

NYPD CompStat · updated weekly

LAST 12 MONTHS · 10128

Violent98

Property996

Quality-of-life640

Total incidents1,734

07 / 10

About this area.

Upper East Side · 10128

428 EAST 89 STREET · Manhattan · 40.778° N, -73.947° W

Walk

Transit

Bike

Estimated from nearby transit & amenity data

4 bus stops nearby2 min

7 schools nearby1 min

Nearby Transit

BUS

YORK AV/E 87 STM31M86-SBS
0.1 mi2 min
YORK AV/E 87 STM86-SBS
0.1 mi3 min
YORK AV/E 86 STM31
0.2 mi3 min
YORK AV/E 84 STM31
0.2 mi5 min

Nearby Schools & Colleges

PUBLIC SCHOOLS

Yorkville Community SchoolElementary
0.0 mi1 min
East Side Middle SchoolMiddle School
0.2 mi3 min
P.s. 527 - East Side School For Social ActionElementary
0.2 mi4 min
The High School For Climate JusticeHigh School
0.4 mi7 min

CHARTER SCHOOLS

Success Academy Charter School - Harlem 3K-12
0.5 mi11 min
Innovation Charter High SchoolHigh School
0.5 mi11 min
Nyc Autism Charter School East HarlemCharter
0.6 mi12 min

PRIVATE SCHOOLS

St Joseph's School-YorkvilleElementary
0.1 mi2 min
Gillen Brewer SchoolElementary
0.2 mi3 min
Chapin SchoolElementary
0.3 mi6 min

The neighborhood

Upper East Side

The Upper East Side around 86th to 96th streets is classic Manhattan living — Yorkville's old German biergartens have given way to brunch spots, but the neighborhood retains its family-friendly, slightly quieter character. Carl Schurz Park and the East River Promenade are local treasures.

5,020buildings tracked4.4avg LucidIQ$1,800median 1BR

56,695population$137kmedian income69%renters

Family-FriendlyResidentialWalkablePre-WarParks

Explore Upper East Side

Neighborhood overview

Upper East Side→

Vibe · top buildings · landlords · schools · transit

Crime in 10128

See full breakdown→

Incident type · 6-month trend · vs. New York City average

Rent trends in Upper East Side

Median rent & comparables→

1BR & 2BR averages · month-over-month · current listings

Nearby neighborhoods to explore

East Harlem· 0.28 mi Upper East Side· 0.4 mi Upper East Side· 0.61 mi Upper East Side· 0.76 mi Roosevelt Island· 0.88 mi

Browse all NYC neighborhoods

06 / 10

Crime & safety.

07 / 10

About this area.

08 / 10

History of the building.

construction · ownership · permits

At a glance

Year built1920

Floors5

Total units21

Rent-stab units21

ClassC7

BBL1015680036

192019301940195019601970198019902000201020202030

1920

Building constructed

21 units · 5 floors · class C7

2024

Rent stabilization on file

4 stabilized units registered.

now

Current owner: RSL 428 EAST 89TH LLC

Portfolio includes 24 buildings.

Recent Activity

20 events

311MEDIUMMar 16, 2026
Noise — Noise, Barking Dog (NR5)
311MEDIUMDec 2, 2025
Noise - Residential — Banging/Pounding
311MEDIUMOct 25, 2025
HEAT/HOT WATER — ENTIRE BUILDING
311MEDIUMSep 20, 2025
Noise — Noise, Barking Dog (NR5)
311MEDIUMMay 22, 2025
HEAT/HOT WATER — ENTIRE BUILDING
311MEDIUMMay 8, 2025
Noise — Noise, Barking Dog (NR5)
311MEDIUMApr 15, 2025
Noise — Noise, Barking Dog (NR5)
311MEDIUMMar 4, 2025
Noise — Noise, Barking Dog (NR5)
HPDHIGHFeb 28, 2024
HPD Class C Violation — § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSI
311MEDIUMFeb 12, 2024
Lead — Lead Kit Request (Residential) (L10)

07 / 09

History of the building.

10 / 10

Frequently asked questions.

What is the rent for a 1-bedroom at 428 EAST 89 STREET, Manhattan, NY, 10128?
Based on recent listing data, rent for a 1-bedroom at 428 EAST 89 STREET, Manhattan, NY, 10128 is approximately $3,350 per month.
How does rent at 428 EAST 89 STREET, Manhattan, NY, 10128 compare to the neighborhood?
Compared to other buildings in the 10128 zip code: 1-bedroom rents are about 86% above the neighborhood median.
Is 428 EAST 89 STREET, Manhattan, NY, 10128 rent stabilized?
Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 is rent stabilized with 4 stabilized units. Rent-stabilized tenants have protections limiting annual rent increases and providing lease renewal rights.
How much has rent changed at 428 EAST 89 STREET, Manhattan, NY, 10128?
Rent at 428 EAST 89 STREET, Manhattan, NY, 10128 has increased by 14% since 2021-05, going from $1,967 to $2,250 as of 2021-12. During COVID, rents dipped to $1,846 in 2021-06 before recovering.
When is the cheapest time to rent at 428 EAST 89 STREET, Manhattan, NY, 10128?
Based on historical listing data, March tends to be the most affordable month to sign a lease at 428 EAST 89 STREET, Manhattan, NY, 10128, while December is typically the most expensive. Timing your move to March could save approximately 15% compared to peak pricing.
Who is the landlord of 428 EAST 89 STREET, Manhattan, NY, 10128?
The registered owner of 428 EAST 89 STREET, Manhattan, NY, 10128 is RSL 428 EAST 89TH LLC. You can view their full portfolio of buildings on Lucid Rents.
Is the landlord of 428 EAST 89 STREET, Manhattan, NY, 10128 a good landlord?
428 EAST 89 STREET, Manhattan, NY, 10128, owned by RSL 428 EAST 89TH LLC, has an overall grade of B (3.0/5) on Lucid Rents. The building has 1 recorded violation. Tenants have left 1 review. Check tenant reviews for firsthand experiences.
What is the building rating for 428 EAST 89 STREET, Manhattan, NY, 10128?
428 EAST 89 STREET, Manhattan, NY, 10128 has an overall grade of B with a score of 3.0 out of 5 on Lucid Rents. This score is based on violations, complaints, and tenant reviews.
Are there violations or complaints at 428 EAST 89 STREET, Manhattan, NY, 10128?
Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 has 1 housing violation on record. Visit the building page on Lucid Rents to see the full history, including violation classes and complaint types.
Has 428 EAST 89 STREET, Manhattan, NY, 10128 had any Department of Buildings violations?
Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 has 1 Department of Buildings violation on record. These can include issues related to construction safety, building codes, and structural concerns.
What amenities does 428 EAST 89 STREET, Manhattan, NY, 10128 have?
428 EAST 89 STREET, Manhattan, NY, 10128 offers 6 amenities including Pet Friendly, Dishwasher, Good Cause, Rent Stabilized, Has Evictions, Walk Up. View the full amenity list on the building page.
Does 428 EAST 89 STREET, Manhattan, NY, 10128 allow pets?
428 EAST 89 STREET, Manhattan, NY, 10128 lists pet-friendly amenities (Pet Friendly). Contact the building management to confirm current pet policies and any breed or size restrictions.
Does 428 EAST 89 STREET, Manhattan, NY, 10128 have laundry facilities?
Yes, 428 EAST 89 STREET, Manhattan, NY, 10128 offers laundry amenities: Dishwasher.
What schools are near 428 EAST 89 STREET, Manhattan, NY, 10128?
There are 10 schools near 428 EAST 89 STREET, Manhattan, NY, 10128, including 4 public schools, 3 charter schools, 3 private schools. Nearby schools include Yorkville Community School (1 min walk), East Side Middle School (3 min walk), P.s. 527 - East Side School For Social Action (4 min walk), The High School For Climate Justice (7 min walk), Success Academy Charter School - Harlem 3 (11 min walk), and more.
What public transit is near 428 EAST 89 STREET, Manhattan, NY, 10128?
428 EAST 89 STREET, Manhattan, NY, 10128 has 4 transit options nearby. The closest include: bus: YORK AV/E 87 ST (M31, M86-SBS), 0.12 mi away.
Is 428 EAST 89 STREET, Manhattan, NY, 10128 safe? What is the crime rate nearby?
The 10128 zip code where 428 EAST 89 STREET, Manhattan, NY, 10128 is located had 1,734 crime incidents in the past 2 years, including 98 violent crimes, 996 property crimes, and 640 quality-of-life incidents. Check the neighborhood report card for 10128 for full details.
When was 428 EAST 89 STREET, Manhattan, NY, 10128 built and how many units does it have?
428 EAST 89 STREET, Manhattan, NY, 10128 was built in 1920, has 5 floors, contains 21 total units, 20 of which are residential.
What do tenants say about living at 428 EAST 89 STREET, Manhattan, NY, 10128?
428 EAST 89 STREET, Manhattan, NY, 10128 has 1 tenant review with an average rating of 3.0 out of 5. 0 out of 1 reviewers would recommend this building.

09 / 09

Frequently asked questions.

10 / 10

NYC-specific insights.

Rent stabilization and seismic safety

Rent stabilizationProtected

DHCR registration & tenant protections

Yes

rent stabilized

stabilized units

2024

since

Stabilized units have annual rent-increase caps set by the Rent Guidelines Board and lease-renewal rights.

09 / 10

Similar buildings nearby.

1729 1 AVENUE

1729 1 AVENUE, Manhattan, NY, 10128

Manhattan

View building

1668 3 AVENUE

1668 3 AVENUE, Manhattan, NY, 10128

ManhattanBuilt 1910

View building

56 EAST 91 STREET

56 EAST 91 STREET, Manhattan, NY, 10128

ManhattanBuilt 1889

View building

1771 2 AVENUE

1771 2 AVENUE, Manhattan, NY, 10128

Manhattan

View building

08 / 09

Similar buildings nearby.

Embed this building’s record

Drop this scorecard into a tenant guide, blog post, or wiki. It updates itself as new violations are filed.

<iframe src="https://lucidrents.com/embed/building/6fcd6ccb-1399-45ad-a43d-8c8767d08136" width="100%" height="220" style="border:1px solid #e2e8f0;border-radius:12px" title="428 EAST 89 STREET, Manhattan, NY, 10128 — LucidRents building record" loading="lazy"></iframe>

Building record last updated 3 months ago. Sourced from HPD, DOB, 311, and Lucid Rents data syncs.