297 recorded events, 2004–2026, from 15 city data systems. The city's paper trail here is mostly 131 311 service requests, 55 ACRIS deeds & mortgages, 30 HPD complaints.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 77% 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 71.4. In ZIP 11235, 80% of residential buildings hold an A and 3% 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 | 7 total — 3 class C (immediately hazardous), 4 class B, 0 class A. Oldest open since 2004-06-02. |
status snapshot refreshed weekly from HPD records
20 heat or hot-water complaints in the last three years (winter 2025–26: 14).
No bedbug-infested units reported in the last three years of filings.
91 service requests in the last three years. Most common: Illegal Parking (66) · HEAT/HOT WATER (10) · Rodent (5) · Noise (3) · GENERAL (2) · Blocked Driveway (1).
$197,000 in permitted construction work filed since 2016 (4 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 (1975) |
| Yes | Six or more residential units (12) |
| 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) | 2403 EAST 13TH STREET CONDOMINIUM |
| Head officer | DANIEL KOGAN |
| Managing agent | CROSSTOWN MANAGEMENT CORP. |
| Last registered | 2025-07-29 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $105,044 | $47,270 |
| 2026 | $96,856 | $43,585 |
| 2027 | $103,476 | $46,564 |
The city's market estimate has fallen 1% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $270,540 a year ($30.06 per sq ft), operating expenses $126,000 ($14.00 per sq ft), net operating income $144,540. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Heating fuel | NATURALGAS |
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.
2 street-flooding or sewer-backup complaints at this address since 2022 (1 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 | Neck Rd — Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none Sheepshead Bay — B Q · 0.3 mi straight-line (about a 9-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Coney Island Av / Avenue X — B68 · 0.2 mi |
| School zones (2024–25 map) | Elementary: P.S. 209 Margaret Mead 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.
2403 East 13th St
| 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 |
91 311 service requests from this address in the last three years — 10 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 CROSSTOWN MANAGEMENT CORP. — 66 buildings, 668 units. Grades across the portfolio: A33 · B13 · C8 · D8 · F3. See the whole portfolio
showing 60 of 66 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-08-11 | Deed $339,690 — from 2403 EAST 13TH OWNER LLC to SPEKTOR, EDWARD | $339,690 | |
| 2025-07-24 | Sold for $339,690 | $339,690 | $28,308 |
| 2025-07-24 | Sold for $339,690 | $339,690 | $28,308 |
| 2025-05-13 | Mortgage $200,000 — from SAKIB, FARHAN; AKTER, NASIMA to MERS AS NOMINEE FOR UNITED WHOLESALE MOR | $200,000 | |
| 2025-05-13 | Deed $344,760 — from 2403 EAST 13TH OWNER LLC to SAKIB, FARHAN; AKTER, NASIMA | $344,760 | |
| 2025-04-21 | Mortgage $180,000 — from ROZENFELD, STANISLAV to MERS | $180,000 | |
| 2025-04-21 | Deed $308,175 — from 2403 EAST 13TH OWNER LLC to ROZENFELD, STANISLAV | $308,175 | |
| 2025-04-10 | Sold for $344,760 | $344,760 | $28,730 |
| 2025-04-10 | Sold for $308,175 | $308,175 | $25,681 |
| 2025-03-18 | Deed $344,760 — from 2403 EAST 13TH OWNER LLC to EJK 2403 E13 APT 2A LLC | $344,760 | |
| 2025-03-18 | Deed $324,480 — from 2403 EAST 13TH OWNER LLC to 2403 E13 APT 3C LLC | $324,480 | |
| 2025-03-05 | Sold for $324,480 | $324,480 | $27,040 |
| 2025-03-05 | Sold for $344,760 | $344,760 | $28,730 |
| 2025-01-27 | Deed $202,800 — from 2403 EAST 13TH OWNER LLC to RAFAELOV, RAHMIN | $202,800 | |
| 2025-01-09 | Sold for $202,800 | $202,800 | $16,900 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 3 | 0 | 0 | 0 | 1 | 4 |
| 2019 | 0 | 1 | 3 | 30 | 1 | 35 |
| 2020 | 0 | 0 | 1 | 5 | 1 | 7 |
| 2021 | 0 | 0 | 9 | 4 | 1 | 14 |
| 2022 | 0 | 0 | 24 | 2 | 1 | 27 |
| 2023 | 0 | 0 | 16 | 3 | 1 | 20 |
| 2024 | 0 | 0 | 17 | 6 | 2 | 25 |
| 2025 | 0 | 0 | 17 | 21 | 3 | 41 |
| 2026 | 13 | 8 | 79 | 0 | 2 | 102 |
Every one of the 297 recorded events, 2004–2026, 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