360 Property Management — OSINT Dossier

360 Property Management is a small, privately held residential property management and real estate brokerage operating in Poughkeepsie, NY under the legal entity 360 Property Group LLC, with an active NYS broker license (#10991220409 5/5, confirmed via NYS Open Data). The firm is co-founded by licensed broker John E. Quinn, who concurrently operates Quinn Realty Group in Highland, NY, and currently employs 11–50 staff managing 188+ units across the Hudson Valley.

Three top risk flags require attention before any formal engagement:

• RF-01 (Medium-High): Unresolved discrepancy in Quinn's personal broker license number across two government-sourced data sets. A five-minute eAccessNY check resolves or escalates this flag.
• RF-02 (Medium): Converging negative signals on maintenance quality from independent sources — Reddit (June 2022) and Indeed (July 2023) — corroborated by a 3.2/5 Google rating across 49 reviews.
• RF-03 (Medium): Client relationship with Lester Runza, currently under City of Poughkeepsie investigation following the April 2026 collapse of 11 N. Hamilton Street. 360 PM managed adjacent 13 N. Hamilton and responded positively; the collapsed building was Runza's, not 360-managed per available reporting.

No federal litigation, AG enforcement, DHR fair-housing actions, or county judgments/liens were found under the trade name. Key court dockets (Poughkeepsie City Court, PACER) remain inaccessible to automated research and require manual verification before drawing any clean-record conclusion.

Legal Entity vs. Trade Names

NYS DOS Entity Filing: Not directly retrieved — apps.dos.ny.gov/publicInquiry/ blocks automated access. Manual verification required (GAP-01). DATA GAP

Licensing

Company self-discloses license #10991220409 on its Owner FAQ: "Yes, we are a fully licensed brokerage and property management company. License #: 10991220409." Confirmed independently via NYS Open Data CSV and NYS Brokers PDF. 5/5

Addresses

Both addresses are on adjacent parcels on the same Mill Street block. Buildium lists 297 Mill St - Suite 203 (450 sq ft commercial) as available — suggesting the firm manages or occupies that space. 4/5

Contact

Current Team

Historical Personnel

The April Grimm vs. April Feeney Identity Question CONTRA-03

Two individuals named "April" appear in records:

1. April Grimm — listed on current website and 2021 Wayback team page as Managing Director (promoted from Field Services Coordinator).
2. April Feeney — listed on LinkedIn as Field Service Coordinator at "360 Property Management Group" since October 2016.

The shared contact email April@360mgmtgroup.com may belong to either individual. Whether these are two distinct people or the same person using different surnames is unresolved. This is operationally significant because the person behind this email is the primary day-to-day contact. Recommended action: LinkedIn search for "April Grimm property management Poughkeepsie" or direct inquiry to company.

John Quinn License Number Discrepancy CONTRA-01 — HIGH

These may represent an individual license vs. entity LLC license, one outdated number, or Quinn holding two licenses across two entities. Until verified at eAccessNY, the discrepancy is unresolved. If the number displayed on Quinn Realty Group's website is expired or misassigned, that may constitute a licensing display violation under NY Real Property Law. Priority verification action required.

On the "1990 Founding" Claim

Directory sources (e.g., PropertyManagement.com) and company marketing claim "35 years of experience" (~1990). Wayback evidence shows the 360 brand launched circa 2013–2016. The 35-year figure counts predecessor River Management (1985) lineage. The claim reflects institutional continuity through predecessor entities, not a clean founding date for the current brand. Internal inconsistency: website states "35 years" in one place and "over 25 years" in another. See RF-04.

Portfolio & Scale

Services

Per company services page and Wayback captures: residential PM (leasing, rent collection, tenant screening, lease renewals, eviction proceedings), condo/HOA management, commercial properties, 24/7 maintenance emergency line, Buildium owner portal, advanced marketing platform, property consultation/rate analysis. Geographic pages: Poughkeepsie, Beacon, Highland, New Paltz, Kingston, broader Hudson Valley.

Memberships & Accreditations

Sister Entity: Quinn Realty Group

John Quinn is concurrently Broker/Owner of Quinn Realty Group Inc., 550 Rt. 299, Highland, NY 12528 (Ulster County), license #10991209714 per its agent-info page. Quinn Realty is listed as 360 PM's sole partner on the 360 PM partners page. Quinn Jr. (license 10401340331) and John Quinn VI (owner of Next Generation Construction Corp.) are family members active in adjacent entities. The construction entity may perform work on managed properties — not confirmed.

Broker license #10991220409 ACTIVE — confirmed via three independent sources: NYS Open Data CSV, NYS Brokers PDF, and company self-disclosure. License expiration date not retrieved — eAccessNY requires interactive browser session (GAP-04).

Housing Court / Eviction Activity

Poughkeepsie City Court landlord-tenant dockets are not publicly searchable online. Eviction filing volume for 360 PM as managing agent is entirely unknown. The company self-discloses it handles "everything from payment plans to eviction proceedings" per its services page. The City of Poughkeepsie adopted Good Cause Eviction protections effective April 20, 2024 per NYS AG. This is an information gap, not an allegation. Action: in-person inquiry to Poughkeepsie City Court, 62 Civic Center Plaza (845-451-4097) — see GAP-03.

Source-of-Income Compliance Statement

Company's Owner FAQ states: "NYS Law prohibits the denial of any application based on public assistance income" — reflecting disclosed awareness of NY's source-of-income anti-discrimination law. This is self-disclosed marketing language, not a verified compliance audit.

Domains

WHOIS registrant data: Privacy-protected on both domains. Use lookup.icann.org or domaintools.com for first-registration dates (GAP-13).

Wayback Machine — Key Milestones

Address Shift

Primary contact address shifted from 297 Mill St to 303 Mill St. The Owner FAQ and Tenant FAQ still reference 297 Mill St. 297 Mill St sold Feb 2022 ($275K, doc# 1484243959) and Dec 2025 ($550K, doc# 1928086631) per county records — buyer identities unconfirmed (GAP-09).

Team Turnover — 2021 vs. 2025

Of 10 staff on the October 2021 Wayback team page, only 2 remain on the current (2025) site: John Quinn and April Grimm. Eight staff departed — 80% turnover in ~4 years. See RF-06.

Technology Stack

Buildium PM platform; Studio25N.com web design vendor; Google Analytics UA-172174490-1 (2021).

Ratings Summary

Positive Themes

Note: The following testimonials are from the company testimonials page — self-selected marketing content.

Independent positive signal: Cited positively in April 2026 news for arranging hotel accommodations for evacuated tenants at 13 N. Hamilton Street per Mid-Hudson News.

Negative Themes (Independent Sources)

Note: The Indeed reviewer attributes repair quality issues to property owners, not 360 PM directly. This distinction is factually material.

Owner Responsiveness on Public Platforms

No owner responses to Google reviews accessible (aggregate only). No BBB responses (no profile). No Indeed employer responses visible. Company's stated internal policy on contact page: "We will answer your requests right away and give you an ETA of work to be done." Whether this extends to public platform engagement is unverified.

Six identifiable coverage items. Coverage footprint is minimal — consistent with a small, private, local PM firm. No investigative pieces, regulatory coverage, or formal complaint reporting identified.

1. Radio Promotional Segment — WRWD 107.3 (Oct. 12, 2018)

Outlet: 107.3 WRWD iHeart Radio | URL: iHeart Oct 2018 | Nature: Sponsored/promotional. "Kelly from 360 Property Management stops by" — audio discussion of services. Not editorial journalism.

2. Radio Promotional Segment — WRWD 107.3 (Nov. 7, 2018)

Outlet: 107.3 WRWD iHeart Radio | URL: iHeart Nov 2018 | Nature: Promotional. Explicitly names "Kelly Moore, the CEO of 360." Services at 297 Mill Street. Confirms CEO title and address as of late 2018.

3. Breaking News — News 12 (Apr. 9, 2026)

Outlet: News 12 Hudson Valley | Author: Melanie Palmer | URL: News 12 Apr 9 | Nature: Breaking news. Partial collapse of 11 N. Hamilton St. (Runza's building). No permits since 2017. 360 PM not mentioned.

4. Follow-Up — Mid-Hudson News (Apr. 10, 2026) — Most Relevant 360 PM Citation

Outlet: Mid-Hudson News | Author: Todd Bender | URL: Mid-Hudson News Apr 10 | Nature: "The property management company, 360 Property Management, arranged hotel accommodations for those tenants" — referring to tenants of neighboring 13 N. Hamilton St. (also evacuated as precaution). 360 PM portrayed positively. The collapsed 11 N. Hamilton was Runza's; NOT confirmed as 360-managed.

5. Demolition Follow-Up — Mid-Hudson News (Apr. 11, 2026)

URL: Mid-Hudson News Apr 11 | Visual follow-up on completed demolition. 360 PM reference not confirmed in this article (article fetch failed during research).

6. City Investigation — News 12 (Apr. 16, 2026) — Most Significant Item

Outlet: News 12 Hudson Valley | Author: Ben Nandy | URL: News 12 Apr 16 | City formally investigates Runza. Tenants (Johanna Thorpe) organize for civil action. City Administrator Joe Donat: "The city is conducting a full investigation into the matter." Collapse attributed to prolonged water damage. 360 PM not mentioned. Tenant Thorpe stated Runza "did not help tenants find new homes or pay for hotel rooms like he said he was doing" — likely reconciliation: 360 PM arranged hotels for 13 N. Hamilton tenants; Runza failed 11 N. Hamilton tenants. Two distinct tenant populations. See CONTRA-04.

Key clarification: 11 N. Hamilton (collapsed) — owned by Runza, NOT confirmed as 360-managed. 360 PM's role: reactive, limited to arranging temporary housing for its tenants at adjacent 13 N. Hamilton. City investigation and civil organizing target Runza, not 360 PM.

High Priority

Medium Priority

Lower Priority

Scale: 5 = high confidence (multiple independent primary sources) | 3 = medium (single or aggregated sources) | 1 = low (algorithmic estimate or single unverified reference)