NYC Buildings
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Manhattan
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Upper East Side
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Yorkville
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301 E 91 St
Yorkville

301 E 91 St,
Manhattan, NY 10128

12 Units

•

Built in 1920

•

5 Floors

2.4(5)
Rent Stabilized Units: Yes
Good Cause Eviction: Yes
Evictions: 0
Litigation History: Yes
1 Year Bedbug History: No
Pet Friendly: Yes
Building Overview
Building Report
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    Renters Recommendations

    -- of renters recommend this building

    -- of renters approve of this owner
    Review Summary for 301 E 91 St
    Summarized from anonymous rental reviews on openigloo.
    Tenant feedback for 301 E 91 St reveals a building with an excellent location and good apartment space, ideal for newcomers to the city. However, persistent issues such as poor building maintenance, pest infestations (mice and cockroaches), broken infrastructure, and slow or unresponsive landlord communication overshadow these benefits. Residents report harassment and problematic rent practices by management, notably the landlord and agents, causing distrust. Noise from nearby nightlife also affects living quality. Garbage management and cleanliness ratings are low, and water pressure and heating can be unreliable. Overall, while neighborhood convenience is notable, serious management and upkeep concerns detract significantly from tenant satisfaction.

    Reviews (5)

    3 months ago
    Beware of NYC landlord Massud "Mike" Rahbar and David Warner of Blackwater
    Former Tenant
    Pros:
    location is wonderful
    Cons:
    the landlord is a legit criminal. repairs are never fixed unless you call 311 then the landlord and super, "Jerry", will harass you and try to intimidate you into moving out. The landlord owes over $100,000, his building is under foreclosure, he has changed his company name 3 times as well as address. He will delay cashing your check then send fake eviction notices stating you are to move out for not paying rent.
    Advice to owner:
    Show up to court. There are several appearances you have avoided and more to come.
    Over 2 years ago
    Mouse and cockroach o fested
    Former Tenant
    Pros:
    First apartment didn't know any better
    Cons:
    In the span of two weeks I trapped 9 different mice. When I told the owner about didn't care, nor helped me with the problem. The super nowhere to be found. A few months later had to fight an infestation of cockroaches. At the end the landlord sent fraudulent checks with my security deposit. Took him to small claims court
    Advice to owner:
    Care about your building.

    Building Ratings

    Cleanliness
    Garbage Management
    Heat
    Neighbors
    Noise Levels
    Owner Responsiveness
    Pest Control
    Water Pressure

    Rents and Deposits

    -- of renters received their security deposits back
    It dummy text been reported if this building dummy electronic rent payments.
    Open Violations
    Only open violations from the last 10 years.
    Data last updated 7 days ago.
    The average number of violations per unit at 301 E 91 St is worse than the city .
    BUILDING AVERAGE:
    3.5 violations per unit
    NEW YORK CITY AVERAGE:
    0.81 violation per unit
    flag
    Non-hazardous
    9
    class A
    i.e. no peephole on a door, or no street # on the building, unlawful keeping of animals
    MOST RECENT:
    Sep 04, 2025: § 27-2013 adm code paint with light colored paint to the satisfaction of this department all peeling paint surfaces in the kitchen , the bathroom located at apt 4n, 4th story, 1st apartment from south at west
    Show all
    flag
    Hazardous
    23
    class B
    i.e. smoke detector issues, inadequate lighting, no lighting for stairways
    MOST RECENT:
    Sep 04, 2025: § 27-2005 hmc: properly repair or replace the broken or defective all marble treads at public hall stairs, 3rd story
    Show all
    flag
    Immediately hazardous
    8
    class C
    i.e. rodents, pest, mold, inadequate heat or hot water, defective building parts
    MOST RECENT:
    Sep 04, 2025: § 27-2005 adm code & 309 m/d law abate the nuisance consisting of ceramic tiles creating trip and cut hazard at public hall stairs, 1st story
    Show all
    flag
    Missing information/filings
    2
    class I
    Missing or non-compliant with administrative information orders or filings
    MOST RECENT:
    Nov 17, 2025: §27-2107 adm code owner failed to file a valid registration statement with the department as required by adm code §27-2097 and is therefore subject to civil penalties, prohibited from certifying violations, and denied the right to recover possession of premises for nonpayment of rent until a valid registration statement is filed.
    Show all
    Property Owners and Associates
    I
    Ibis LP
    2.4(5)
    Corporate Owner•
    1 Property•12 Units
    Litigation History: Yes
    Evictions: 0
    M
    Massud Rahbar
    2.5(11)
    Shareholder•
    2 Properties•101 Units
    Litigation History: Yes
    Evictions: 4
    M
    Mike Rahbar
    2.4(5)
    Site Manager•
    1 Property•12 Units
    Litigation History: Yes
    Evictions: 0

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