Is 442 E 78th St rent stabilized?
442 E 78th St is a registered NYC rent-stabilized building in Upper East Side-Lenox Hill-Roosevelt Island, Manhattan (10075). It has about 20 apartments, built in 1928.
Also written as 442 East 78th Street — or 442 E 78th St, Manhattan, NY 10075.
How this building compares
It went up in 1928, 18 years after the 1910 median for stabilized buildings tracked in Upper East Side-Lenox Hill-Roosevelt Island. HPD lists 10 open violations here, about 0.5 per apartment — above the one for every 10 apartments median for tracked buildings in the neighborhood. Of the 24 violations on record at the address, 7 are class C — HPD's immediately hazardous grade, and 2 of them are still open. HPD issued 5 new violations at the address in the last twelve months. Tenants have filed 40 HPD complaints at the address, 2 of them in the last twelve months.
Building details
| Borough | Manhattan |
| Neighborhood | Upper East Side-Lenox Hill-Roosevelt Island |
| ZIP | 10075 |
| Year built | 1928 |
| Apartments | 20 |
| Rent-stabilized | Yes — DHCR registered |
| Stabilization code | MULTIPLE DWELLING A |
| BBL | 1014720033 |
Owner & management
| Owner | 3PTZ LP 244 WEST 54TH STREET #702 · New York, NY 10019 |
| Managing agent | DAVID EISENSTEIN REAL ESTATE |
Building conditions
| HPD violations | 10 open / 24 total · 5 in last 12 mo |
| HPD complaints | 0 open / 40 total |
| HPD registration last filed | October 11, 2025 |
Full building report — $9
Frequently asked questions
Is 442 E 78th St rent stabilized?
442 E 78th St in Upper East Side-Lenox Hill-Roosevelt Island, Manhattan is registered as rent stabilized in the New York State DHCR 2024 rent-stabilized building files, where its stabilization code is MULTIPLE DWELLING A. Registration is recorded for the building, not for each apartment in it, so an individual unit here can still have been deregulated — ask the landlord or DHCR for that apartment's rent history before relying on it.
How many apartments are at 442 E 78th St?
442 E 78th St (BBL 1014720033) has about 20 residential apartments and was built in 1928, from NYC PLUTO. PLUTO counts the building's units; it does not say how many of them are rent stabilized.
Other rent-stabilized buildings in Upper East Side-Lenox Hill-Roosevelt Island
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