2,272 recorded events, 1900–2026, from 20 city data systems. The city's paper trail here is mostly 748 HPD complaints, 688 311 service requests, 524 HPD housing violations.
Full record, year by year Support this site
A meaningful record of code violations or complaints relative to its peers. More recorded distress than 93% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 261.2. In ZIP 11226, 60% of residential buildings hold an A and 10% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 52 total — 17 class C (immediately hazardous), 27 class B, 8 class A. Oldest open since 1999-09-01. |
status snapshot refreshed weekly from HPD records
77 heat or hot-water complaints in the last three years (winter 2023–24: 44 · winter 2024–25: 29 · winter 2025–26: 4). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$5,800 in enforcement penalties imposed (ECB/OATH) in the last three years.
211 service requests in the last three years. Most common: HEAT/HOT WATER (37) · PLUMBING (28) · UNSANITARY CONDITION (28) · PAINT/PLASTER (23) · DOOR/WINDOW (20) · ELECTRIC (15).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1941) |
| Yes | Six or more residential units (41) |
| No | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | PPSP ASSOCIATES LLC |
| Head officer | Mordechai G Piller |
| Managing agent | PPSP Associates LLC |
| Last registered | 2026-07-22 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $3,147,000 | $1,416,150 |
| 2026 | $3,046,000 | $1,370,700 |
| 2027 | $3,300,000 | $1,485,000 |
The city's market estimate has risen 5% between tax years 2025 and 2027.
Tax exemptions on the roll: ARTICLE XI
| Heating fuel | NO2FUEL |
| Facade (Local Law 11) | SAFE (cycle 9) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 of 6 — zone 1 evacuates first.
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 | Cortelyou Rd — Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Cortelyou Rd / E 19 St — B103 BM1 BM2 BM3 +1 more · 250 ft |
| Citi Bike | Cortelyou Rd & E 19 St · 300 ft · station location as of 2026-09-23; live availability |
| School zones (2024–25 map) | Elementary: P.S. 139 Alexine A. Fenty Middle: M.S. 246 Walt Whitman. 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.
816 Ocean 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 |
211 311 service requests from this address in the last three years — 37 of them about heat or hot water.
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 PPSP ASSOCIATES LLC — 8 buildings, 384 units. Grades across the portfolio: C2 · D5 · F1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 211 Linden Boulevard | BK | 145 | D |
| 280 East 21 Street | BK | 68 | D |
| 816 Ocean Avenue | BK | 41 | C |
| 672 Ocean Avenue | BK | 34 | D |
| 666 Ocean Avenue | BK | 34 | C |
| 682 Ocean Avenue | BK | 30 | F |
| 91 East 18 Street | BK | 16 | D |
| 95 East 18 Street | BK | 16 | D |
Most recent mortgage recorded against this lot: $1,549,479 on 2018-01-03 (lender: New York Community Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-03-02 | Deed $79,850,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to PPSP ASSOCIATES LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO | $79,850,000 | |
| 2026-03-02 | ASPM $67,077,000 — from LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC to PPSP ASSOCIATES LLC; NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2026-03-02 | Agreement $67,077,000 — from PILLER, MORDECHAI G; PPSP PRESERVATION LLC; GROPPER, RICK; MOELIS, ANDREW; LMCT HOUSING DE to FEDERAL HOME LOANS MORTGAGE CORPORATION | $67,077,000 | |
| 2026-03-02 | ASPM $7,453,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR; PPSP ASSOCIATES LLC | $7,453,000 | |
| 2026-02-20 | Sold for $79,850,000 | $79,850,000 | $1,947,561 |
| 2022-02-14 | Mortgage $7,453,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $7,453,000 | |
| 2022-02-14 | Mortgage $67,077,000 — from PPSP PRESERVATION LLC; LMCT HOUSING DEVELOPMENT FUND CORPORATIO to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2022-02-14 | Mortgage $67,077,000 — from LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC to NEW YORK CITY HOUSING DEVELOPMENT CORPOR | $67,077,000 | |
| 2020-05-22 | Mortgage $65,600,000 — from PPSP PRESERVATION LLC to MERCHANTS BANK OF INDIANA; LMCT HOUSING DEVELOPMENT FUND | $65,600,000 | |
| 2020-05-22 | AL&R $65,600,000 — from LMCT HOUSING DEVELOPMENT FUND; PPSP PRESERVATION LLC to MERCHANTS BANK OF INDIANA | $65,600,000 | |
| 2020-05-22 | Deed $8,644,948 — from 816 OCEAN PROPERTY LLC to LMCT HOUSING DEVELOPMENT FUND CORPORATIO; PPSP PRESERVATION LLC | $8,644,948 | |
| 2020-04-01 | Sold for $8,644,948 | $8,644,948 | $210,852 |
| 2018-01-03 | Mortgage $1,549,480 — from 816 OCEAN PROPERTY LLC to NEW YORK COMMUNITY BANK | $1,549,480 | |
| 2018-01-03 | AL&R $4,720,000 — from 816 OCEAN PROPERTY LLC to NEW YORK COMMUNITY BANK | $4,720,000 | |
| 2018-01-03 | Agreement $4,720,000 — from 816 OCEAN PROPERTY LLC to NEW YORK COMMUNITY BANK | $4,720,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 0 | 15 | 0 | 0 | 15 |
| 2018 | 0 | 95 | 3 | 2 | 100 |
| 2019 | 1 | 70 | 0 | 1 | 72 |
| 2020 | 4 | 96 | 6 | 2 | 108 |
| 2021 | 8 | 118 | 0 | 3 | 129 |
| 2022 | 12 | 253 | 8 | 17 | 290 |
| 2023 | 24 | 315 | 0 | 12 | 351 |
| 2024 | 1 | 251 | 1 | 5 | 258 |
| 2025 | 7 | 210 | 0 | 1 | 218 |
| 2026 | 3 | 99 | 8 | 8 | 118 |
Every one of the 2,272 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11226 · Landlord rankings · How grades work · The map · The Mice Map