875 recorded events, 2002–2026, from 13 city data systems. The city's paper trail here is mostly 541 ACRIS deeds & mortgages, 145 311 service requests, 78 bedbug filings.
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 100% of 25-99-unit residential buildings citywide. The citywide median for 25-99-unit residential buildings is 23.6 penalty points per 10 units; this building carries 0. In ZIP 11229, 91% of residential buildings hold an A and 2% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
35 service requests in the last three years. Most common: Blocked Driveway (9) · Missed Collection (6) · Illegal Parking (4) · Noise (3) · Overgrown Tree/Branches (3) · Dead Animal (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.
| No | Built before 1974 (2003) |
| Yes | Six or more residential units (36) |
| 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) | Gerritsen Gardens Condominium |
| Head officer | Michael Portnoy |
| Managing agent | ALVIC PROPERTY MANAGEMENT |
| Last registered | 2025-09-10 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $637,281 | $38,237 |
| 2026 | $722,946 | $43,377 |
| 2027 | $871,806 | $52,308 |
The city's market estimate has risen 37% between tax years 2025 and 2027.
Tax exemptions on the roll: SENIOR CITIZEN HOMEOWNER
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2023 (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.
| Bus | Nearest boarding stop: Gerritsen Av / Avenue V — B31 BM4 · 50 ft |
| School zones (2024–25 map) | Elementary: P.S. 277 Gerritsen Beach Middle: J.H.S. 278 Marine Park. 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.
2315 Gerritsen 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 |
35 311 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 |
|---|---|---|---|
| 2026-03-16 | Mortgage $408,000 — from PAPADONIKOLAKIS, ELISSA CHRISTINE to MERS; CONTOUR MORTGAGE CORPORATION | $408,000 | |
| 2026-03-16 | Deed $608,000 — from FRIEDMAN, STEVEN B; FRIEDMAN, STEVE to PAPADONIKOLAKIS, ELISSA CHRISTINE | $608,000 | |
| 2026-03-05 | Sold for $608,000 | $608,000 | $16,889 |
| 2025-07-10 | Deed $670,000 — from KATZ, ALLEN; KATZ, JANA to RADJABOVA, SARVINOZ; SALIEV, NAVRUZ | $670,000 | |
| 2025-07-10 | Mortgage $525,000 — from RADJABOVA, SARVINOZ; SALIEV, NAVRUZ to UNITED WHOLESALE MORTGAGE; MERS | $525,000 | |
| 2025-06-23 | Sold for $670,000 | $670,000 | $18,611 |
| 2024-03-08 | Mortgage $200,000 — from SO, EDMUND KIN; TAN, LILY to JPMORGAN CHASE BANK, N.A. | $200,000 | |
| 2024-03-08 | Deed $620,000 — from SHIMANOVSKAYA, YELENA; SHIMANOVSKIY, IGOR to SO, EDMUND KIN; TAN, LILY | $620,000 | |
| 2024-02-27 | Sold for $620,000 | $620,000 | $17,222 |
| 2023-12-21 | Mortgage $420,000 — from MINN, JACKSON; YEE, THAN to MERS; FIRST CENTRAL SAVINGS BANK | $420,000 | |
| 2023-12-21 | Deed $600,000 — from NAZARENKO, LYUDMILA; NAZARENKO, SERGIY to MINN, JACKSON; YEE, THAN | $600,000 | |
| 2023-12-01 | Sold for $600,000 | $600,000 | $16,667 |
| 2023-02-13 | Deed $575,000 — from CIOFFI AS ADMINISTRATOR, ANTONIO V; TARA ST. ELLEN STILP-CIOFFI; TARA ST. ELLEN STILP to GULFAM, ABDULLAH | $575,000 | |
| 2023-02-13 | Mortgage $335,800 — from GULFAM, ABDULLAH to 2004-0000121, LLC; MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $335,800 | |
| 2023-02-07 | Sold for $575,000 | $575,000 | $15,972 |
| Year | Enforcement | Housing & tenants | Ownership & money | Total |
|---|---|---|---|---|
| 2017 | 0 | 6 | 9 | 15 |
| 2018 | 4 | 9 | 14 | 27 |
| 2019 | 11 | 14 | 19 | 44 |
| 2020 | 0 | 12 | 32 | 44 |
| 2021 | 0 | 33 | 14 | 47 |
| 2022 | 1 | 37 | 25 | 63 |
| 2023 | 1 | 36 | 14 | 51 |
| 2024 | 4 | 22 | 7 | 33 |
| 2025 | 7 | 31 | 12 | 50 |
| 2026 | 1 | 11 | 5 | 17 |
Every one of the 875 recorded events, 2002–2026, 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