388 recorded events, 1969–2026, from 14 city data systems. The city's paper trail here is mostly 142 311 service requests, 139 HPD complaints, 60 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 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty points per 10 units; this building carries 30.7. In ZIP 11223, 79% of residential buildings hold an A and 4% grade D or F. How grades work
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 4 total — 1 class C (immediately hazardous), 1 class B, 2 class A. Oldest open since 2018-01-10. |
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.
7 service requests in the last three years. Most common: WATER LEAK (3) · Snow or Ice (3) · Residential Disposal Complaint (1).
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 (1925) |
| No | Six or more residential units (3) |
| 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) | SOUTH OCEAN 42 REALTY LLC |
| Head officer | JOE PATRICKOWSKI |
| Managing agent | WATERSTONE GROUP LLC |
| Last registered | 2024-11-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,189,000 | $71,340 |
| 2026 | $1,329,000 | $79,740 |
| 2027 | $1,304,000 | $78,240 |
The city's market estimate has risen 10% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 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 | Avenue X — F · 750 ft straight-line (about a 4-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Avenue X / W 1 St — B1 · 300 ft |
| School zones (2024–25 map) | Elementary: P.S. 216 Arturo Toscanini Middle: I.S. 303 Herbert S. Eisenberg. 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.
42 Southgate Court
| 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 |
7 311 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 WATERSTONE GROUP LLC — 66 buildings, 608 units. Grades across the portfolio: A15 · B11 · C18 · D11 · F11. See the whole portfolio
showing 60 of 66 buildings
Most recent mortgage recorded against this lot: $650,000 on 2024-01-04 (lender: Moko Realty Group LLC), covering 3 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-01-04 | Mortgage $650,000 — from OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY LLC; MANHATTAN BEACH 2785, LLC to MOKO REALTY GROUP LLC | $650,000 | |
| 2022-12-30 | AL&R $3,700,000 — from OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY LLC; MANHATTAN BEACH 2785 INVESTORS to BCB COMMUNITY BANK | $3,700,000 | |
| 2022-12-30 | Agreement $3,700,000 — from MANHATTAN BEACH 2785 INVESTORS LLC; OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY to BCB COMMUNITY BANK | $3,700,000 | |
| 2022-12-30 | Mortgage $1,072,204 — from MANHATTAN BEACH 2785 INVESTORS LLC; SOUTH OCEAN 42 REALTY LLC; OCEAN BRIGHTON PARTNERS 12 to BCB COMMUNITY BANK | $1,072,204 | |
| 2016-08-01 | AL&R $2,850,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $2,850,000 | |
| 2016-08-01 | Agreement $2,850,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $2,850,000 | |
| 2016-08-01 | Mortgage $700,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $700,000 | |
| 2016-04-15 | AL&R $2,150,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $2,150,000 | |
| 2016-04-15 | Agreement $2,150,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $2,150,000 | |
| 2016-04-15 | Mortgage $950,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $950,000 | |
| 2015-10-30 | Deed $15,000,000 — from EAST ESTATES LLC; 860 LAFAYETTE LLC; COOPER AVE. EQUITY LLC; QUINCY VASCO LLC; BERGEN VV L to SHORE 15TH REALTY 2785 LLC | $15,000,000 | |
| 2012-11-16 | Deed $175,000 — from SOUTHGATE PRINCIPALITIES , LLC to VASCO EAST LLC | $175,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 4 | 0 | 4 |
| 2018 | 0 | 60 | 0 | 60 |
| 2019 | 1 | 14 | 0 | 15 |
| 2020 | 0 | 0 | 0 | 0 |
| 2021 | 0 | 34 | 0 | 34 |
| 2022 | 1 | 12 | 7 | 20 |
| 2023 | 0 | 2 | 0 | 2 |
| 2024 | 1 | 7 | 1 | 9 |
| 2025 | 1 | 3 | 0 | 4 |
| 2026 | 0 | 4 | 0 | 4 |
Every one of the 388 recorded events, 1969–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11223 · Landlord rankings · How grades work · The map · The Mice Map