301 recorded events, 1989–2026, from 15 city data systems. The city's paper trail here is mostly 145 ACRIS deeds & mortgages, 33 311 service requests, 21 DOB violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 67% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty points per 10 units; this building carries 36.5. In ZIP 10463, 74% of residential buildings hold an A and 5% grade D or F. How grades work
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 16 total — 4 class C (immediately hazardous), 6 class B, 6 class A. Oldest open since 2026-08-06. |
status snapshot refreshed weekly from HPD records
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
14 service requests in the last three years. Most common: Damaged Tree (3) · WATER LEAK (3) · DOOR/WINDOW (2) · Water Maintenance (2) · Missed Collection (1) · Water System (1).
$48,850 in permitted construction work filed since 2016 (1 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| No | Built before 1974 (2002) |
| Yes | Six or more residential units (15) |
| No | 421-a / J-51 tax benefit on the current tax roll |
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | PROMENADE WEST CONDOMINIUM |
| Head officer | KENNETH DUBIN |
| Managing agent | VERITAS PROPERTY MANAGEMENT |
| Last registered | 2025-07-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $65,637 | $29,537 |
| 2026 | $60,591 | $27,266 |
| 2027 | $87,503 | $39,376 |
The city's market estimate has risen 33% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $415,989 a year ($27.79 per sq ft), operating expenses $175,137 ($11.70 per sq ft), net operating income $240,851. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | 238 St — 1 · 0.5 mi straight-line (about a 12-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Riverdale Av / W 238 St — Bx7 · 550 ft |
| Citi Bike | W 238 St & Riverdale Ave · 550 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 024 Spuyten Duyvil Middle: Riverdale / Kingsbridge Academy (Middle School / High School 141). Confirm with the DOE's school search. |
Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
3614 Johnson Avenue
| Heat or hot water | Heat or hot water |
| Apartment maintenance | Apartment maintenance |
| Bed bugs | Bed bugs |
| Residential pests | Residential pests |
| Rats or mice | Rats or mice |
| Anything else | Anything else |
14 311 service requests from this address in the last three years.
311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.
Managed by VERITAS PROPERTY MANAGEMENT LLC — 140 buildings, 5,208 units. Grades across the portfolio: A120 · B18. See the whole portfolio
showing 60 of 140 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-01-22 | Deed $555,000 — from KOCHANOVA, ANNA; KOCHANOV, GRIGORIY to LEE, DAVID C | $555,000 | |
| 2024-01-12 | Sold for $555,000 | $555,000 | $37,000 |
| 2022-04-28 | Mortgage $258,450 — from ARGIROS, GEORGE to A&D MORTGAGE LLC; MERS, INC. | $258,450 | |
| 2021-06-23 | Deed $390,000 — from ESTATE OF NATHAN ROSENKRANZ; GARY ROSENKRANZ, EXECUTOR to KOCHANOVA, ANNA; KOCHANOV, GRIGORIY | $390,000 | |
| 2021-06-23 | Mortgage $292,500 — from KOCHANOVA, ANNA; KOCHANOV, GRIGORIY to MERS; LOANDEPOT | $292,500 | |
| 2021-05-26 | Sold for $390,000 | $390,000 | $26,000 |
| 2017-10-11 | Deed $345,000 — from LEE, JOUNG HEE to LEE, CHARLES DAVID | $345,000 | |
| 2017-08-17 | Sold for $345,000 | $345,000 | $23,000 |
| 2017-06-14 | Mortgage $372,000 — from SOSA, MERCEDES ROSADO; SOSA, ALFREDO; SOSA, ANTONIO to MERS; MERS | $372,000 | |
| 2017-06-14 | Deed $465,000 — from ESTATE OF ARTURO BATLLE; ROBERT NAJJAR, AS ADMINISTRATOR to SOSA, ANTONIO; SOSA, MERCEDES ROSADO; SOSA, ALFREDO | $465,000 | |
| 2017-06-06 | Sold for $465,000 | $465,000 | $31,000 |
| 2016-10-27 | Deed $830,000 — from KO, KWANG OK; KO, TAE CHUN to BEER, NAN; WUCHINICH, DAVID | $830,000 | |
| 2016-10-19 | Sold for $830,000 | $830,000 | $55,333 |
| 2015-08-26 | Mortgage $100,000 — from KIHWA SON LEE; JOUNG HEE LEE to BANK OF AMERICA NA | $100,000 | |
| 2015-03-04 | Mortgage $1,050,000 — from DUBIN, KENNETH to DUBIN, GLENN | $1,050,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 2 | 14 | 1 | 19 |
| 2018 | 0 | 2 | 6 | 0 | 0 | 8 |
| 2019 | 0 | 2 | 3 | 0 | 1 | 6 |
| 2020 | 0 | 2 | 1 | 0 | 0 | 3 |
| 2021 | 0 | 4 | 4 | 6 | 1 | 15 |
| 2022 | 7 | 0 | 1 | 4 | 0 | 12 |
| 2023 | 0 | 2 | 5 | 1 | 1 | 9 |
| 2024 | 0 | 1 | 4 | 5 | 0 | 10 |
| 2025 | 0 | 1 | 4 | 3 | 0 | 8 |
| 2026 | 0 | 0 | 31 | 0 | 0 | 31 |
Every one of the 301 recorded events, 1989–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10463 · Landlord rankings · How grades work · The map · The Mice Map