217 recorded events, 1974–2026, from 17 city data systems. The city's paper trail here is mostly 78 HPD housing violations, 42 311 service requests, 35 HPD complaints.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 99% 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 440.4. In ZIP 11235, 80% of residential buildings hold an A and 3% 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 | 21 total — 14 class C (immediately hazardous), 7 class B, 0 class A. Oldest open since 2023-12-03. |
status snapshot refreshed weekly from HPD records
22 heat or hot-water complaints in the last three years (winter 2023–24: 22).
No bedbug-infested units reported in the last three years of filings.
21 service requests in the last three years. Most common: HEAT/HOT WATER (8) · GENERAL (6) · Illegal Parking (3) · DOOR/WINDOW (1) · UNSANITARY CONDITION (1) · General Construction/Plumbing (1).
$28,402 in permitted construction work filed since 2016 (2 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 (1930) |
| No | Six or more residential units (5) |
| 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) | 193 Neptune LLC |
| Head officer | SERGEY DENEVICH |
| Managing agent | WATERSTONE GROUP LLC |
| Last registered | 2025-12-15 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $579,200 | $260,640 |
| 2026 | $695,000 | $312,750 |
| 2027 | $834,000 | $375,300 |
The city's market estimate has risen 44% between tax years 2025 and 2027.
In the FEMA 1%-annual-chance floodplain (2015 preliminary flood maps) — lenders typically require flood insurance here.
Hurricane evacuation zone 1 of 6 — zone 1 evacuates first.
In the city's stormwater flood map only under the extreme-storm scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
5 street-flooding or sewer-backup complaints at this address since 2017 (0 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 | Brighton Beach — B Q · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Neptune Av / Coney Island Av — B4 · 100 ft |
| School zones (2024–25 map) | Elementary: P.S. K225 - The Eileen E. Zaglin Middle: P.S. K225 - The Eileen E. Zaglin. 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.
193 Neptune 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 |
21 311 service requests from this address in the last three years — 8 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 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: $1,426,000 on 2022-09-28 (lender: Greystone Servicing Company LLC). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2022-09-28 | Deed $1,900,000 — from KAR WANG REALTY INC. to 193 NEPTUNE LLC | $1,900,000 | |
| 2022-09-28 | Mortgage $1,426,000 — from 193 NEPTUNE LLC to GREYSTONE SERVICING COMPANY LLC | $1,426,000 | |
| 2022-09-08 | Sold for $1,900,000 | $1,900,000 | $380,000 |
| 2019-01-03 | Deed $1,225,000 — from 193 NEPTUNE AVENUE LLC to KAR WANG REALTY INC. | $1,225,000 | |
| 2018-12-18 | Sold for $1,225,000 | $1,225,000 | $245,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 12 | 0 | 0 | 12 |
| 2018 | 0 | 0 | 0 | 1 | 0 | 1 |
| 2019 | 0 | 1 | 2 | 1 | 1 | 5 |
| 2020 | 0 | 1 | 0 | 0 | 1 | 2 |
| 2021 | 0 | 5 | 6 | 0 | 1 | 12 |
| 2022 | 0 | 0 | 4 | 4 | 1 | 9 |
| 2023 | 5 | 5 | 60 | 0 | 1 | 71 |
| 2024 | 0 | 1 | 9 | 0 | 1 | 11 |
| 2025 | 0 | 0 | 8 | 0 | 1 | 9 |
| 2026 | 0 | 1 | 2 | 0 | 0 | 3 |
Every one of the 217 recorded events, 1974–2026, 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