438 recorded events, 1998–2026, from 17 city data systems. The city's paper trail here is mostly 138 HPD complaints, 128 HPD housing violations, 99 311 service requests.
Full record, year by year Support this site
A sustained record of distress well beyond its peers. More recorded distress than 97% 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 64.5. 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 | 12 total — 2 class C (immediately hazardous), 6 class B, 4 class A. Oldest open since 2015-10-09. |
| Active vacate order | 2 unit(s) under an unrescinded HPD vacate order |
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.
11 service requests in the last three years. Most common: Residential Disposal Complaint (4) · Rodent (2) · Illegal Parking (1) · DOOR/WINDOW (1) · ELECTRIC (1) · Dirty Condition (1).
No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.
| Yes | Built before 1974 (1931) |
| No | Six or more residential units (4) |
| 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) | MANHATTAN BEACH 2785 INVESTORS LLC |
| Head officer | JOE PATRICKOSKI |
| Managing agent | WATERSTONE GROUP LLC |
| Last registered | 2024-11-20 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $705,600 | $317,520 |
| 2026 | $826,000 | $371,700 |
| 2027 | $992,000 | $446,400 |
The city's market estimate has risen 41% 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.
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 · 800 ft straight-line (about a 4-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Emmons Av / E 16 St — B4 B49 · 300 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.
2785 East 15 Street
| 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 |
11 311 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 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: $650,000 on 2024-01-04 (lender: Moko Realty Group LLC), covering 3 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2024-01-04 | Mortgage $650,000 — from OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY LLC; MANHATTAN BEACH 2785, LLC to MOKO REALTY GROUP LLC | $650,000 | |
| 2022-12-30 | AL&R $3,700,000 — from OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY LLC; MANHATTAN BEACH 2785 INVESTORS to BCB COMMUNITY BANK | $3,700,000 | |
| 2022-12-30 | Agreement $3,700,000 — from MANHATTAN BEACH 2785 INVESTORS LLC; OCEAN BRIGHTON PARTNERS 12 LLC; SOUTH OCEAN 42 REALTY to BCB COMMUNITY BANK | $3,700,000 | |
| 2022-12-30 | Mortgage $1,072,204 — from MANHATTAN BEACH 2785 INVESTORS LLC; SOUTH OCEAN 42 REALTY LLC; OCEAN BRIGHTON PARTNERS 12 to BCB COMMUNITY BANK | $1,072,204 | |
| 2016-08-01 | Agreement $2,850,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $2,850,000 | |
| 2016-08-01 | AL&R $2,850,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $2,850,000 | |
| 2016-08-01 | Mortgage $700,000 — from BRIGHTON OCEAN REALTY 3017 LLC to ESQUIRE BANK, N.A. | $700,000 | |
| 2016-04-15 | AL&R $2,150,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $2,150,000 | |
| 2016-04-15 | Mortgage $950,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $950,000 | |
| 2016-04-15 | Agreement $2,150,000 — from BRIGHTON OCEAN REALTY 3017 LLC to TBG FUNDING LLC | $2,150,000 | |
| 2015-10-30 | Deed $15,000,000 — from EAST ESTATES LLC; 860 LAFAYETTE LLC; COOPER AVE. EQUITY LLC; QUINCY VASCO LLC; BERGEN VV L to SHORE 15TH REALTY 2785 LLC | $15,000,000 | |
| 2014-08-18 | Mortgage $600,000 — from EAST ESTATES LLC to COLUMBIA CAPITAL CO. | $600,000 | |
| 2014-08-18 | Deed $1,100,000 — from MARKHASIN, ALEKSANDR to EAST ESTATES LLC | $1,100,000 | |
| 2005-02-17 | Deed $685,000 — from FLEISSIG, STEVE; DANDOLA, CAMILLE to MARKASIN, ALEKSANDR | $685,000 | |
| 2005-02-17 | Mortgage $499,000 — from MARKASIN, ALEKSANDR to MERS | $499,000 |
| Year | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|
| 2017 | 1 | 13 | 0 | 0 | 14 |
| 2018 | 0 | 1 | 0 | 0 | 1 |
| 2019 | 0 | 1 | 0 | 0 | 1 |
| 2020 | 0 | 1 | 0 | 0 | 1 |
| 2021 | 0 | 2 | 0 | 0 | 2 |
| 2022 | 0 | 2 | 7 | 0 | 9 |
| 2023 | 0 | 6 | 0 | 1 | 7 |
| 2024 | 0 | 2 | 1 | 1 | 4 |
| 2025 | 0 | 16 | 0 | 2 | 18 |
| 2026 | 0 | 2 | 0 | 0 | 2 |
Every one of the 438 recorded events, 1998–2026, 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