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home/nyc/manhattan/90 wadsworth avenue

90 WADSWORTH AVENUE

Manhattan, NY, 10033

90 WADSWORTH AVENUE, Manhattan, NY, 10033 is a 28-unit rental building in Washington Heights, NYC. See every violation, 311 complaint, tenant review, and the LucidIQ score — before you sign a lease.

A
LucidIQ Score
90 WADSWORTH
AVENUE
  1. Rental intelligence
  2. Neighborhood risks
  3. Violations, 311, & more
  4. Tenant Reviews
  5. Amenities
  6. Landlord
  7. Location
  8. About this area
  9. History
  10. Similar buildings
  11. FAQ
Write a review
01 / 09

Rental intelligence.

01b / 09

Rent trends.

02 / 10

Neighborhood risks.

02 / 09

Violations, 311, & more.

03 / 09

What tenants actually say.

04 / 09

Building amenities.

05 / 09

The landlord.

06 / 09

Location & daily life.

07 / 10

About this area.

Washington Heights · 10033
Neighborhood overview
Washington Heights→
Vibe · top buildings · landlords · schools · transit
Crime in 10033
See full breakdown→
Incident type · 6-month trend · vs. New York City average
Rent trends in Washington Heights
Median rent & comparables→
1BR & 2BR averages · month-over-month · current listings
Nearby neighborhoods to explore
Washington Heights· 0.95 miWashington Heights· 1.57 miHamilton Heights· 1.65 miInwood· 2 miHarlem· 2.15 mi
07 / 09

History of the building.

10 / 10

Frequently asked questions.

10 / 10

NYC-specific insights.

Rent stabilization and seismic safety

Rent stabilizationProtected

DHCR registration & tenant protections

Yes
rent stabilized
23
stabilized units
2024
since
Stabilized units have annual rent-increase caps set by the Rent Guidelines Board and lease-renewal rights.
08 / 09

Similar buildings nearby.

90 WADSWORTH AVENUE — Rent Intelligence for Washington Heights, NYC

Washington Heights · Manhattan, NY, 10033
Built 19065 floors28 unitsBBL 1021450038
Current rent range
$1,795 – $2,450 / mo
2 bedroom bands tracked · sampled from recent listings · rent stabilized
Leave a review
★★★★★0.00 reviews
Verified reviews8BOwned by8693 BAY PARKWAY LLC3 bldgs
The verdictLucidIQ Score
A
★★★★★
0.0 / 5
LucidIQ Score
Manhattan · 0 reviews
No published reviews yet. The verdict updates once tenants weigh in.
Rent fairnessExcellent
Livability—
LandlordGood
ProtectionsVery strong
HPD violations33last 7 years · class A, B, C
Evictions filed0last 7 years
Tenant reviews0no reviews yet
Rent-stab units28DHCR records
Building age120 ybuilt 1906
311 complaints2last 7 years
01 / 10

Rental intelligence.

Neighborhood Median Rent

Manhattan · March 2026

1 BR
$1,845/mo
13 listings
3 BR
$2,450/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
September
JFMAMJJASOND

Potential savings: ~8% by timing your move to March.

Units Historic Rent 3 listings

Studio$1,7951 listing
1 Bed$1,7951 listing
3 Bed$2,4502 listings
Based on listing data at this building.

Neighborhood Rent Range Manhattan

1 Bed13 listings
$1,845
$1,795 – $1,895
3 Bed1 listing
$2,450
$2,450
$1.5k$2.1k$2.8k
Range (P25 – P75)MedianBased on recent listings in Manhattan
01b / 09

Rent trends.

Upper Manhattan
Quarterly market rent, 2014–2026 (latest = Q1 2026 forecast)
Asking rent
$2,327
current quarter
Effective rent
—
per bedroom only
YoY change
1.4%
asking, vs 1 yr ago
10-year change
10%
asking, since ~'16

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

02 / 10

Neighborhood risks.

within 0.75 mi
141 nearby
within 0.75 mi
Public-safety
44
shelters, methadone, halfway, sex offenders
24/7 Noise
74
sirens, construction, schools, rail, avenue traffic
Environmental
23
brownfields, industrial zones, sanitation
Block-level
2504
311 noise, rats, bedbug history
Sources: NYC DHS · DOB · 311 · DSNY · FDNY · NYS DCJS · NYS DECSee full report
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

Improving
108530202120222023202420252026
HPD Violations 33311 Complaints 2DOB Filings 2Evictions 0

HPDTop Violations

33 total
  • Paint/Plaster
    8
  • Pest Infestation
    6
  • Door/Lock
    4
  • Flooring
    2
  • Heat/Hot Water
    2

311Top Complaints

2 total
  • PLUMBING
    2
  • Illegal Parking
    2
  • WATER LEAK
    1
  • PAINT/PLASTER
    1
  • DOOR/WINDOW
    1

DOBTop Filings

2 total
  • DOB Violations
    2

EvictionsEvictions

0 filed
  • Evictions filed
    0

Violations by Unit

(4 units)
UnitViolationsOpenLast Inspected

Recent records

Last 7 years
  • Class ANOV SENT OUTApr 29, 2026

    (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS.

  • Class BVIOLATION CLOSEDMay 19, 2025

    § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF FLOWERPOTS AT 5TH STORY BALCONY AT BUILDING FRONT FIRE ESCAPE

  • Class BVIOLATION DISMISSEDJan 19, 2024

    § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE HEAVY DUTY LOCKING MECHANISM AT THE VESTIBULE DOOR

  • Class BVIOLATION DISMISSEDJan 19, 2024

    § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL AT THE CEILING, SOUTH WALL, NORTH WALL, EAST WALL, AND WEST WALL AT BULKHEAD

  • Class AVIOLATION DISMISSEDJan 19, 2024

    § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT THE CEILING, SOUTH WALL, NORTH WALL, EAST WALL, AND WEST WALL AT BULKHEAD

See all 33 HPD records
03 / 10

What tenants actually say.

0.0 /5
★ ★ ★ ★ ★
0 reviews
5★
0%
4★
0%
3★
0%
2★
0%
1★
0%

No published reviews yet. Be the first to tell future tenants what it's really like to live here.

empty
+
Leave a review
View all 0 reviews
04 / 10

Building amenities.

Building Amenities

3 amenities
LAUNDRY
  • Dishwasher
OTHER
  • Fios Available
  • Hardwood Floors
Based on listing data & verified tenant reports.
05 / 10

The landlord.

8693 BAY PARKWAY LLC

Portfolio of 3 buildingsOFFICER: SCOTt ASSOULINeMail: 1019 AVE P, Brooklyn, NY, 11223

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

View full landlord profile
Portfolio Grade
A-8.2
Averaged across 3 buildings
3
buildings
4.1
avg score / 5
A-
portfolio grade
2
nearby owned

Their Other Buildings

Top 2 by score · of 3 total

See all 3 →
  • A-600 W 178th StManhattan8.4 / 10
  • B92 WADSWORTH AVENUEManhattan6.8 / 10

Ownership timeline · this building

ACRIS deeds and regulatory filings

  1. 1906Building constructed28 units · 5 floors
  2. now8693 BAY PARKWAY LLCOwner of record per HPD registration · manages 3 buildings · registration active through 2026-09-01.
06 / 10

Location & daily life.

90 WADSWORTH AVENUE · Manhattan · 40.847° N, -73.937° W
45
Walk
21
Transit
38
Bike
Estimated from nearby transit & amenity data
4 bus stops nearby6 min
7 schools nearby2 min
The neighborhood

Washington Heights

The western stretch of Washington Heights climbs toward the George Washington Bridge, offering some of Manhattan's most dramatic views of the Hudson and Palisades. The neighborhood's Dominican character is strongest here, with lively streets and affordable rents that attract families.

1,239buildings tracked3.9avg LucidIQ$2,550median 1BR
58,711population$77kmedian income85%renters
AffordableViewsFamily-OrientedDominican CultureResidential
Explore Washington Heights
Browse all NYC neighborhoods
08 / 10

History of the building.

construction · ownership · permits
19001910192019301940195019601970198019902000201020202030
1906
Building constructed
28 units · 5 floors · class C6
2024
Rent stabilization on file
23 stabilized units registered.
now
Current owner: 8693 BAY PARKWAY LLC
Portfolio includes 3 buildings.

Recent Activity

20 events
  • HPDLOWApr 29, 2026

    HPD Class A Violation — (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR

  • HPDMEDIUMMay 19, 2025

    HPD Class B Violation — § 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CO

  • 311MEDIUMMay 17, 2025

    PLUMBING — WATER SUPPLY

  • 311MEDIUMMay 17, 2025

    PLUMBING — WATER SUPPLY

  • 311MEDIUMApr 8, 2024

    Derelict Vehicles

  • 311MEDIUMFeb 17, 2024

    Illegal Parking — Double Parked Blocking Vehicle

  • 311MEDIUMFeb 17, 2024

    Illegal Parking — Double Parked Blocking Vehicle

  • HPDMEDIUMJan 19, 2024

    HPD Class B Violation — § 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER THE CEILING, SOUTH WALL, NORTH WALL, EAST WALL, AND WES

  • HPDMEDIUMJan 19, 2024

    HPD Class B Violation — § 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE HEAVY DUTY LOCKING MECHANISM AT THE VESTIBULE DOOR

  • HPDLOWJan 19, 2024

    HPD Class A Violation — § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT THE WEST WALL IN VESTIBULE

Rent Comparison

— Rents relative to area median
  • 1 Bed
    This building: $1,795 – $1,895
    —Area: —
  • 2 Bed
    This building: — – —
    —Area: $3,200
  • 3 Bed
    This building: $2,450 – $2,450
    —Area: —
Compared to median rents in 10033

Review Summary

0 reviews
0.0 / 5
Mixed feedbackBased on 0 reviews
Read all 0 reviews →

Neighborhood Vibe

The western stretch of Washington Heights climbs toward the George Washington Bridge, offering some of Manhattan's most dramatic views of the Hudson and Palisades. The neighborhood's Dominican character is strongest here, with lively streets and affordable rents that attract families.

AffordableViewsFamily-OrientedDominican CultureResidential

Energy Score

No energy benchmarking on file.

Walkability & Transit

21
Limited transitTransit score · 4 nearby stops
Nearest TransitBus · 6 min walk
Nearby Stops4
Bus
Estimated from nearby transit stop data

Nearby Transit

BUS
  • BROADWAY/W 171 STBx7M5M100
    0.3 mi6 min
  • SAINT NICHOLAS AV/W 172 STM3
    0.3 mi6 min
  • AMSTERDAM AV/W 173 STM101
    0.3 mi6 min
  • SAINT NICHOLAS AV/W 170 STM3
    0.4 mi7 min

Nearby Schools & Colleges

PUBLIC SCHOOLS
  • Ged-P2g-Youth Build-Nmic - AhsepGED/Alt
    0.1 mi2 min
  • P.s. 115 Alexander HumboldtElementary
    0.1 mi2 min
  • P.s./i.s. 173 Fort Washington School In The HeightsK-8
    0.2 mi4 min
  • I.s. 528 Bea Fuller Rodgers SchoolMiddle School
    0.2 mi5 min
CHARTER SCHOOLS
  • School In The Square Public Charter SchoolMiddle School
    0.1 mi2 min
  • Kipp Star Elementary Charter SchoolCharter
    0.1 mi2 min
  • The Equity Project Charter School - Early Childhood ProgramCharter
    0.2 mi5 min
PRIVATE SCHOOLS
  • Incarnation SchoolElementary
    0.2 mi4 min
  • Yeshiva Rabbi S R HirschElementary
    0.4 mi8 min
  • Birch Family-Washington HeightsElementary
    0.4 mi9 min

At a glance

Year built1906
Floors5
Total units28
Rent-stab units28
ClassC6
BBL1021450038

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