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304 West 117 Street
South Harlem

304 West 117 Street,
Manhattan, NY 10026

116 Units

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Built in 2005

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8 Floors

3.6(4)
Rent Stabilized Units: Yes
Evictions: 1
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 304 West 117 Street
    Summarized from anonymous rental reviews on openigloo.
    Recent reviews for 304 West 117 Street praise the building’s spacious units, strong water pressure, and convenient location near Morningside Park. Tenants appreciate well-maintained common areas and helpful lobby staff. However, management responsiveness varies widely, with multiple complaints about slow or unhelpful maintenance and pest control issues, especially after recent construction delays. Garbage disposal habits and occasional neighbor behavior affect cleanliness and noise levels. Renters advise a more proactive, communicative super and better accountability from ownership. While some recommend the building for its amenities and neighbors, others caution potential tenants about ongoing management challenges and maintenance reliability.

    Reviews (4)

    9 months ago
    Space itself is nice, super could be better
    Former Tenant
    Pros:
    Units are nice and have good space. Dishwasher and water pressure are both good.
    Cons:
    The management response to pests on ground levels after construction. Killed them but seems they failed to dispose of them. Tenants have been upset at the smell surrounding the laundry area near the elevators in the lobby due to this. They are claiming to be fixing this now.
    Advice to owner:
    Have a more personable super who escalates tenants complaints quicker
    Over 2 years ago
    Cozy place for families
    Former Tenant
    Pros:
    The lobby staff are nice and helpful. The building is well maintained and has made a number of capital improvements. Laundry room is clean and always in working order.
    Cons:
    Neighbors can be nasty - how hard is it to push your trash into the chute rather than leave it on the floor in the trash room? Sometimes people smoke in the stairwell.

    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 3 days ago.
    The average number of violations per unit at 304 West 117 Street is better than the city.
    BUILDING AVERAGE:
    0.37 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 16, 2025: § 27-2017.3 hmc: trace and repair the source and abate the visible mold condition... at the ceiling less than 10 square feet in the 3rd room from north at east located at apt 6m, 6th story, 3rd apartment from north at east , section ''east''
    Show all
    flag
    Hazardous
    31
    class B
    i.e. smoke detector issues, inadequate lighting, no lighting for stairways
    MOST RECENT:
    Sep 16, 2025: § 27-2026, 2027 hmc: properly repair the source and abate the evidence of a water leak at the ceiling in the 2nd room from north located at apt 6m, 6th story, 3rd apartment from north at east , section ''east''
    Show all
    flag
    Immediately hazardous
    3
    class C
    i.e. rodents, pest, mold, inadequate heat or hot water, defective building parts
    MOST RECENT:
    Sep 16, 2025: § 27-2005 adm code repair the broken or defective plastered surfaces and paint in a uniform color at the ceiling in the 3rd room from north at east located at apt 6m, 6th story, 3rd apartment from north at east , section ''east''
    Show all
    flag
    Missing information/filings
    0
    class I
    Missing or non-compliant with administrative information orders or filings
    MOST RECENT:
    No violation found...
    Show all
    Property Owners and Associates
    J
    Joseph Zitolo
    2.9(26)
    Head Officer•
    153 Properties•4001 Units
    Litigation History: Yes
    Evictions: 299
    L
    Larkspur LLC
    3.6(4)
    Corporate Owner•
    1 Property•116 Units
    Litigation History: Yes
    Evictions: 1
    A
    Andrew Kleiman
    3.6(4)
    Agent•
    1 Property•116 Units
    Litigation History: Yes
    Evictions: 1
    L
    Lemle And Wolff, Inc
    3.4(12)
    Corporate Owner•
    47 Properties•1502 Units
    Litigation History: Yes
    Evictions: 119

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