1,670 recorded events, 1900–2026, from 19 city data systems. The city's paper trail here is mostly 672 311 service requests, 485 HPD complaints, 197 HPD housing violations.
Full record, year by year Support this site
A modest record — below the level that usually signals systemic problems. More recorded distress than 75% 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 17.9. 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 | 9 total — 5 class C (immediately hazardous), 0 class B, 4 class A. Oldest open since 2026-06-09. |
status snapshot refreshed weekly from HPD records
68 heat or hot-water complaints in the last three years (winter 2023–24: 6 · winter 2024–25: 6 · winter 2025–26: 52 · winter 2026–27: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$1,562 in enforcement penalties imposed (ECB/OATH) in the last three years.
175 service requests in the last three years. Most common: Noise (49) · Illegal Parking (49) · HEAT/HOT WATER (34) · Rodent (5) · Illegal Fireworks (4) · PLUMBING (4).
$111,600 in permitted construction work filed since 2016 (5 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 (1938) |
| Yes | Six or more residential units (141) |
| 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) | DELMAN COMPANY & GR 10-40 LLC |
| Head officer | Michael Leon |
| Managing agent | DELTA MANAGEMENT LLC |
| Last registered | 2025-05-16 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $1,028,814 | $462,966 |
| 2026 | $0 | $0 |
| 2027 | $0 | $0 |
The city's market estimate has fallen 100% between tax years 2025 and 2027.
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2020 estimate: gross income $3,210,482 a year ($16.29 per sq ft), operating expenses $1,937,326 ($9.83 per sq ft), net operating income $1,273,156. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | B — ENERGY STAR score 77/100 (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
| Restaurant | Cuisine | Grade | Notes |
|---|---|---|---|
| The Bay Cafe | Jewish/Kosher | A | — |
Report to 311: Food poisoning · Food safety complaint
1 restaurant · 0 with mice evidence · See them on the Mice Map
2 Food Establishment complaints to 311 at this address in the last three years (most often: Rodents/Insects/Garbage) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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.
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 | Sheepshead Bay — B Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Shore Blvd / Neptune Av — B49 · 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.
10 Shore Boulevard
| 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 |
| Food poisoning | Food poisoning |
| Food safety complaint | Food safety complaint |
| Anything else | Anything else |
175 311 service requests from this address in the last three years — 34 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 DELTA MANAGEMENT LLC — 7 buildings, 940 units. Grades across the portfolio: A2 · B5. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 73-12 35 Avenue | QN | 198 | B |
| 9101 Shore Road | BK | 174 | B |
| 100-11 67 Road | QN | 156 | A |
| 10 Shore Boulevard | BK | 141 | B |
| 7925 4 Avenue | BK | 131 | B |
| 64-11 99 Street | QN | 118 | B |
| 224 East 74 Street | MN | 22 | A |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-10-03 | Mortgage $3,313,296 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $3,313,296 | |
| 2025-10-03 | AL&R $8,000,000 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $8,000,000 | |
| 2025-10-03 | Agreement $8,000,000 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $8,000,000 | |
| 2025-10-03 | Mortgage $3,313,296 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $3,313,296 | |
| 2025-10-03 | AL&R $8,000,000 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $8,000,000 | |
| 2025-10-03 | Agreement $8,000,000 — from GR 10-40 LLC; DELMAN COMPANY, LLC to AMERITAS LIFE INSURANCE CORP. | $8,000,000 | |
| 2015-07-15 | AL&R $6,000,000 — from DELMAN COMPANY, LLC; GR 10-40 LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $6,000,000 | |
| 2015-07-15 | Agreement $6,000,000 — from GR 10-40 LLC; DELMAN COMPANY, LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $6,000,000 | |
| 2015-07-15 | Mortgage $1,033,401 — from DELMAN COMPANY, LLC; GR 10-40 LLC to CAPITAL ONE, NATIONAL ASSOCIATION | $1,033,401 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 9 | 53 | 0 | 0 | 62 |
| 2018 | 0 | 4 | 64 | 0 | 5 | 73 |
| 2019 | 0 | 2 | 78 | 0 | 3 | 83 |
| 2020 | 0 | 4 | 77 | 0 | 3 | 84 |
| 2021 | 0 | 9 | 89 | 0 | 2 | 100 |
| 2022 | 2 | 0 | 55 | 0 | 2 | 59 |
| 2023 | 2 | 1 | 130 | 0 | 3 | 136 |
| 2024 | 3 | 1 | 76 | 0 | 12 | 92 |
| 2025 | 2 | 3 | 76 | 10 | 6 | 97 |
| 2026 | 1 | 0 | 81 | 0 | 7 | 89 |
Every one of the 1,670 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