1,191 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 375 311 service requests, 301 ACRIS deeds & mortgages, 158 HPD complaints.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. Less recorded distress than 64% of 100+-unit residential buildings citywide. The citywide median for 100+-unit residential buildings is 3.7 penalty points per 10 units; this building carries 1.8. In ZIP 11235, 80% of residential buildings hold an A and 3% grade D or F. How grades work
Among 4,677 100+-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 25 total — 8 class C (immediately hazardous), 12 class B, 5 class A. Oldest open since 1993-08-20. |
status snapshot refreshed weekly from HPD records
18 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 8 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
93 service requests in the last three years. Most common: HEAT/HOT WATER (9) · Noise (6) · UNSANITARY CONDITION (6) · Snow or Ice (6) · Missed Collection (5) · Encampment (5).
$1,347,396 in permitted construction work filed since 2016 (9 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.
| Yes | Built before 1974 (1962) |
| Yes | Six or more residential units (190) |
| 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) | OCEAN TERRACE OWNERS, INC. |
| Head officer | GABRIEL GRAFMAN |
| Managing agent | METRO MANAGEMENT DEVELOPMENT INC |
| Last registered | 2025-11-14 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $19,856,000 | $8,935,200 |
| 2026 | $20,073,000 | $9,032,850 |
| 2027 | $21,166,000 | $9,524,700 |
The city's market estimate has risen 7% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this co-op as if it were a rental building. Its 2022 estimate: gross income $4,316,752 a year ($23.13 per sq ft), operating expenses $1,466,912 ($7.86 per sq ft), net operating income $2,849,840. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 45/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Facade (Local Law 11) | SAFE (cycle 9) |
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
14 street-flooding or sewer-backup complaints at this address since 2012 (4 in the last three years).
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 · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Ocean Pkwy / Shore Pkwy — B1 B4 B36 · 250 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.
2650 Ocean Parkway
| 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 |
93 311 service requests from this address in the last three years — 9 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 METRO MANAGEMENT DEVELOPMENT — 178 buildings, 46,381 units. Grades across the portfolio: A122 · B48 · C4 · D1. See the whole portfolio
showing 60 of 178 buildings
Most recent mortgage recorded against this lot: $1,000,000 on 2024-03-25 (lender: National Consumer Cooperative 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 |
|---|---|---|---|
| 2026-09-25 | RPTT&RET $543,000 — from GOYKHBERG, SVETLANA to MAISURADZE, LINA; SHAGASHVILI, ZEZVA | $543,000 | |
| 2026-09-22 | Sold for $543,000 | $543,000 | $2,858 |
| 2026-07-22 | RPTT&RET $310,000 — from INTERESOV, OLEG to ROZHANSKYY, NATALIYA | $310,000 | |
| 2026-07-01 | Sold for $310,000 | $310,000 | $1,632 |
| 2026-04-06 | RPTT&RET $364,000 — from RUDSKY, LEV to ALAVERDYAN, SVETLANA; ALAVERDYAN, SAMVEL | $364,000 | |
| 2026-04-01 | Sold for $364,000 | $364,000 | $1,916 |
| 2026-03-03 | RPTT&RET $170,000 — from ROYZMAN, MAYA; ROYZMAN, KONSTANTIN to HELFER, IGOR | $170,000 | |
| 2026-02-24 | Sold for $170,000 | $170,000 | $895 |
| 2026-02-20 | RPTT&RET $550,000 — from OCEAN NY EQUITY LLC to MOISEYEV, NONNA; MOISEYEV, MICHAEL | $550,000 | |
| 2026-01-27 | Sold for $550,000 | $550,000 | $2,895 |
| 2025-11-03 | RPTT&RET $215,071 — from DEUTSCHE BANK NATIONAL TRUST COMPANY, SO to BKLN FREEDOM LLC | $215,071 | |
| 2025-10-14 | Sold for $215,071 | $215,071 | $1,132 |
| 2025-09-18 | RPTT&RET $185,000 — from ESTATE OF ALEKSANDR FIRENSHTEYN; TSYNGAUZ, MARINA to SACHNIOU, ALIAKSANDR | $185,000 | |
| 2025-09-09 | Sold for $185,000 | $185,000 | $974 |
| 2025-07-10 | RPTT&RET $195,000 — from FANNIE MAE A/K/A FEDERAL NATIONAL MORTGA to DANSHINA, IRINA | $195,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 4 | 1 | 9 | 17 | 1 | 32 |
| 2018 | 6 | 9 | 22 | 17 | 1 | 55 |
| 2019 | 4 | 14 | 98 | 27 | 2 | 145 |
| 2020 | 2 | 5 | 68 | 16 | 2 | 93 |
| 2021 | 1 | 4 | 42 | 16 | 1 | 64 |
| 2022 | 4 | 4 | 44 | 21 | 2 | 75 |
| 2023 | 2 | 4 | 19 | 16 | 2 | 43 |
| 2024 | 4 | 6 | 44 | 30 | 3 | 87 |
| 2025 | 1 | 1 | 31 | 18 | 2 | 53 |
| 2026 | 0 | 0 | 40 | 14 | 5 | 59 |
Every one of the 1,191 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11235 · Landlord rankings · How grades work · The map · The Mice Map