243 recorded events, 2012–2026, from 12 city data systems. The city's paper trail here is mostly 122 ACRIS deeds & mortgages, 38 FDNY inspections, 34 311 service requests.
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 51% 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 15.7. In ZIP 11229, 91% of residential buildings hold an A and 2% 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 | 1 total — 0 class C (immediately hazardous), 0 class B, 1 class A. Oldest open since 2024-07-07. |
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.
8 service requests in the last three years. Most common: New Tree Request (3) · Blocked Driveway (3) · SAFETY (1) · Illegal Fireworks (1).
$6,000 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 (2015) |
| Yes | Six or more residential units (6) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | The 2493 Ocean Avenue Condominium |
| Head officer | Artyom Gusarevich |
| Managing agent | ALVIC PROPERTY MANAGEMENT |
| Last registered | 2025-08-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $26,187 | $11,784 |
| 2026 | $22,987 | $10,344 |
| 2027 | $353,750 | $159,188 |
The city's market estimate has risen 1251% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $276,604 a year ($31.63 per sq ft), operating expenses $99,606 ($11.39 per sq ft), net operating income $176,999. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 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 U — Q · 0.3 mi straight-line (about a 7-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Ocean Av / Avenue T — B49 · 250 ft |
| School zones (2024–25 map) | Elementary: P.S. 255 Barbara Reing School Middle: J.H.S. 234 Arthur W. Cunningham. 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.
2493 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 |
8 311 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 ALVIC PROPERTY MANAGEMENT — 112 buildings, 1,997 units. Grades across the portfolio: A82 · B20 · C5 · D4. See the whole portfolio
showing 60 of 112 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-12-30 | Deed $945,000 — from FUNG, MOON TONG; CHEN, ZHONG YI to BASITH, MASROUR | $945,000 | |
| 2024-12-30 | Mortgage $620,000 — from BASITH, MASROUR to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $620,000 | |
| 2024-12-30 | Deed $945,000 — from FUNG, MOON TONG; CHEN, ZHONG YI to BASITH, MASROUR | $945,000 | |
| 2024-12-30 | Mortgage $620,000 — from BASITH, MASROUR to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $620,000 | |
| 2024-12-09 | Sold for $945,000 | $945,000 | $157,500 |
| 2024-12-09 | Sold for $945,000 | $945,000 | $157,500 |
| 2022-11-10 | Deed $545,000 — from CHEN, CAI MAN; NG, KIN WAI to PAN, WEIJIAN | $545,000 | |
| 2022-11-10 | Deed $545,000 — from CHEN, CAI MAN; NG, KIN WAI to PAN, WEIJIAN | $545,000 | |
| 2022-11-10 | Mortgage $354,000 — from PAN, WEIJIAN to ABACUS FEDERAL SAVINGS BANK | $354,000 | |
| 2022-11-10 | Mortgage $354,000 — from PAN, WEIJIAN to ABACUS FEDERAL SAVINGS BANK | $354,000 | |
| 2022-11-01 | Sold for $545,000 | $545,000 | $90,833 |
| 2022-11-01 | Sold for $545,000 | $545,000 | $90,833 |
| 2021-08-02 | Mortgage $649,000 — from AMINOV, ALEXANDER; TRIPOLSKY, IRINA to LOANDEPOT.COM, LLC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $649,000 | |
| 2020-12-04 | Deed $870,000 — from LEZHANSKY, ALEXANDER; LEZHANSKY, ELIZAVETA to FESKOVA, NATALYA; GUSAREVICH, ARTYOM | $870,000 | |
| 2020-12-04 | Deed $870,000 — from LEZHANSKY, ALEXANDER; LEZHANSKY, ELIZAVETA to FESKOVA, NATALYA; GUSAREVICH, ARTYOM | $870,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 1 | 3 | 2 | 70 | 0 | 76 |
| 2018 | 0 | 4 | 3 | 4 | 0 | 11 |
| 2019 | 0 | 0 | 2 | 28 | 0 | 30 |
| 2020 | 0 | 0 | 6 | 14 | 1 | 21 |
| 2021 | 0 | 0 | 4 | 3 | 0 | 7 |
| 2022 | 0 | 0 | 3 | 10 | 0 | 13 |
| 2023 | 0 | 1 | 4 | 3 | 0 | 8 |
| 2024 | 0 | 0 | 10 | 8 | 0 | 18 |
| 2025 | 0 | 0 | 2 | 0 | 0 | 2 |
| 2026 | 0 | 0 | 1 | 0 | 0 | 1 |
Every one of the 243 recorded events, 2012–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11229 · Landlord rankings · How grades work · The map · The Mice Map