867 recorded events, 1999–2026, from 14 city data systems. The city's paper trail here is mostly 495 ACRIS deeds & mortgages, 196 311 service requests, 45 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 66% 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 9.3. In ZIP 11356, 85% 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 | 36 total — 4 class C (immediately hazardous), 3 class B, 29 class A. Oldest open since 2025-09-25. |
status snapshot refreshed weekly from HPD records
5 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 3). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
$3,780 in enforcement penalties imposed (ECB/OATH) in the last three years.
162 service requests in the last three years. Most common: Noise (38) · Illegal Parking (23) · Indoor Air Quality (23) · Animal (11) · UNSANITARY CONDITION (9) · Blocked Driveway (8).
$54,550 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.
| Yes | Built before 1974 (1900) |
| Yes | Six or more residential units (134) |
| 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) | Waterfront Resort Holdings LLC |
| Head officer | Debra Morgan |
| Managing agent | MD Squared Property Group |
| Last registered | 2026-06-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $0 | $0 |
| 2026 | $166,860 | $75,087 |
| 2027 | $209,300 | $94,185 |
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $4,512,343 a year ($24.25 per sq ft), operating expenses $1,985,431 ($10.67 per sq ft), net operating income $2,526,912. 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.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
4 street-flooding or sewer-backup complaints at this address since 2022 (3 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: 110 St / 14 Av — Q26 · 550 ft |
| School zones (2024–25 map) | Elementary: P.S. 129 Patricia Larkin Middle: J.H.S. 194 William Carr. 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.
10909 15 Ave
| 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 |
162 311 service requests from this address in the last three years — 2 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 MD SQUARED PROPERTY GROUP — 110 buildings, 3,031 units. Grades across the portfolio: A80 · B21 · C6 · D2. See the whole portfolio
showing 60 of 110 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-04-14 | Deed $316,084 — from WATERFRONT RESORT HOLDINGS LLC to LAM, GORDON | $316,084 | |
| 2026-04-14 | Deed $599,896 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to LAM, WAI | $599,896 | |
| 2026-04-03 | Deed $395,523 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to JIANG, QIUYING | $395,523 | |
| 2026-03-23 | Sold for $395,523 | $395,523 | $2,952 |
| 2026-03-20 | Deed $605,712 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to LIU, ZHI YU | $605,712 | |
| 2026-03-19 | Deed $590,387 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to LIU, ZHI YU | $590,387 | |
| 2026-03-19 | Deed $383,498 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to ZHU, HONG | $383,498 | |
| 2026-03-19 | Deed $493,464 — from WATERFRONT RESORT HOLDINGS LLC, A DELAWA to LIU, ZHI YU | $493,464 | |
| 2026-03-17 | Sold for $599,896 | $599,896 | $4,477 |
| 2026-03-17 | Sold for $316,084 | $316,084 | $2,359 |
| 2026-03-12 | Sold for $605,712 | $605,712 | $4,520 |
| 2026-03-12 | Sold for $590,387 | $590,387 | $4,406 |
| 2026-03-12 | Sold for $383,498 | $383,498 | $2,862 |
| 2026-03-12 | Sold for $493,464 | $493,464 | $3,683 |
| 2025-12-23 | Deed $344,915 — from WATERFRONT RESORT HOLDINGS LLC to XIAO, MEIDA | $344,915 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 0 | 0 | 0 | 0 |
| 2018 | 3 | 0 | 0 | 0 | 0 | 3 |
| 2019 | 0 | 1 | 0 | 0 | 1 | 2 |
| 2020 | 2 | 0 | 0 | 0 | 0 | 2 |
| 2021 | 2 | 0 | 6 | 300 | 0 | 308 |
| 2022 | 4 | 4 | 12 | 64 | 0 | 84 |
| 2023 | 2 | 9 | 23 | 2 | 0 | 36 |
| 2024 | 0 | 5 | 35 | 25 | 0 | 65 |
| 2025 | 2 | 1 | 47 | 109 | 0 | 159 |
| 2026 | 2 | 0 | 147 | 39 | 0 | 188 |
Every one of the 867 recorded events, 1999–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11356 · Landlord rankings · How grades work · The map · The Mice Map