474 recorded events, 2000–2026, from 14 city data systems. The city's paper trail here is mostly 196 ACRIS deeds & mortgages, 162 311 service requests, 19 DOB permits.
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 86% 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 1.3. 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 | 8 total — 1 class C (immediately hazardous), 0 class B, 7 class A. Oldest open since 2017-07-12. |
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.
26 service requests in the last three years. Most common: Blocked Driveway (12) · Overgrown Tree/Branches (5) · Dirty Condition (3) · Illegal Posting (1) · Graffiti (1) · Illegal Parking (1).
$15,000 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.
| No | Built before 1974 (2003) |
| Yes | Six or more residential units (15) |
| 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) | The 3392 Guider Avenue Condominium |
| Head officer | Boris A Pisman |
| Managing agent | Alvic Property Management |
| Last registered | 2025-08-19 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $295,588 | $133,015 |
| 2026 | $234,192 | $105,387 |
| 2027 | $258,027 | $116,113 |
The city's market estimate has fallen 13% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $681,169 a year ($27.95 per sq ft), operating expenses $197,405 ($8.10 per sq ft), net operating income $483,764. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
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.
3 street-flooding or sewer-backup complaints at this address since 2012 (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 an 8-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Neptune Av / Coney Island Av — B4 · 250 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.
3392 Guider 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 |
26 311 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 |
|---|---|---|---|
| 2023-05-23 | Mortgage $138,000 — from PISMAN, BORIS to FLAGSTAR BANK, N.A. | $138,000 | |
| 2022-08-31 | Deed $700,000 — from AKOPYAN, AS TRUSTEE, DANIEL; THE E WAX IRREVOCABLE TRUST; THE N AKOPYAN IRREVOCABLE TRUST to AKINGBA, ADEBAYO OLAWUNMI; AYANFODUN, OLUWATOSIN | $700,000 | |
| 2022-08-31 | Mortgage $630,000 — from AKINGBA, ADEBAYO OLAWUNMI; AYANFODUN, OLUWATOSIN to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; CROSSCOUNTRY MORTGAGE, LLC | $630,000 | |
| 2022-08-19 | Sold for $700,000 | $700,000 | $46,667 |
| 2022-05-11 | Mortgage $483,750 — from ISLAM, JAVED to CITIZENS BANK, N.A. | $483,750 | |
| 2022-05-11 | Deed $645,000 — from KOLOMENSKI, AS TRUSTEE, GERMAN; KOLOMENSKI, AS TRUSTEE, VICTORIA; KOLOMENSKI 2016 FAMILY T to ISLAM, JAVED | $645,000 | |
| 2022-05-02 | Sold for $645,000 | $645,000 | $43,000 |
| 2021-06-08 | Agreement $670,000 — from PISMAN, BORIS to MERS | $670,000 | |
| 2021-06-01 | Mortgage $10,942 — from MAKHNIN, DINA; MAKHNIN, IGOR to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; HOME POINT FINANCIAL CORPORATION | $10,942 | |
| 2021-06-01 | Agreement $310,000 — from MAKHNIN, IGOR; MAKHNIN, DINA to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; HOME POINT FINANCIAL CORPORATION | $310,000 | |
| 2021-05-27 | Mortgage $7,486 — from PISMAN, BORIS to MERS | $7,486 | |
| 2020-11-05 | Agreement $234,000 — from TABAKOVA, MARINA; KAGAN, MIKHAIL to MERS | $234,000 | |
| 2020-11-05 | Mortgage $11,073 — from KAGAN, MIKHAIL; TABAKOVA, MARINA to MERS | $11,073 | |
| 2019-11-25 | Mortgage $8,956 — from PAZYCHEV, SERGEY to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; HSBC BANK USA, N.A. | $8,956 | |
| 2019-11-25 | Agreement $208,000 — from PAZYCHEV, SERGEY to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; HSBC BANK USA, N.A. | $208,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 43 | 3 | 0 | 46 |
| 2018 | 0 | 1 | 7 | 7 | 3 | 18 |
| 2019 | 0 | 1 | 12 | 14 | 0 | 27 |
| 2020 | 0 | 1 | 11 | 3 | 1 | 16 |
| 2021 | 0 | 0 | 8 | 7 | 0 | 15 |
| 2022 | 0 | 0 | 20 | 9 | 0 | 29 |
| 2023 | 4 | 14 | 11 | 5 | 0 | 34 |
| 2024 | 0 | 2 | 8 | 1 | 0 | 11 |
| 2025 | 0 | 4 | 12 | 0 | 0 | 16 |
| 2026 | 0 | 0 | 9 | 0 | 0 | 9 |
Every one of the 474 recorded events, 2000–2026, 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