2,776 recorded events, 2004–2026, from 18 city data systems. The city's paper trail here is mostly 2,295 ACRIS deeds & mortgages, 214 311 service requests, 101 DOF property sales.
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 64% 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 1.7. In ZIP 11693, 85% of residential buildings hold an A and 5% 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 | 10 total — 1 class C (immediately hazardous), 5 class B, 4 class A. Oldest open since 2014-08-20. |
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.
45 service requests in the last three years. Most common: Illegal Parking (18) · Noise (7) · Abandoned Vehicle (4) · Street Sign (2) · Maintenance or Facility (2) · PAINT/PLASTER (2).
$159,533 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 (2005) |
| Yes | Six or more residential units (103) |
| 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) | OCEAN BREEZE AT ARVERNE BY THE SEA CONDOMINIUM 1 |
| Head officer | Daniel Bondarsky |
| Managing agent | ALL AREA REALTY SERVICES |
| Last registered | 2025-09-08 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $88,794 | $39,957 |
| 2026 | $11,900 | $5,355 |
| 2027 | $12,620 | $5,679 |
The city's market estimate has fallen 86% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · DISABLED HOMEOWNER · SENIOR CITIZEN HOMEOWNER · UDAAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $1,946,475 a year ($22.39 per sq ft), operating expenses $895,431 ($10.30 per sq ft), net operating income $1,051,044. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | D — ENERGY STAR score 1/100, posted at the entrance by law (2022 disclosure cycle) |
| Heating fuel | NATURALGAS |
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 2011 (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 | Beach 90 St — A S · 0.4 mi straight-line (about a 10-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Rockaway Beach Blvd / Beach 81 St — Q22 · 500 ft |
| School zones (2024–25 map) | Elementary: P.S. 183 Dr. Richard R. Green Middle: P.S. 183 Dr. Richard R. Green. 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.
260 Beach 81 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 |
45 311 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 ALL AREA REALTY SERVICES — 83 buildings, 4,655 units. Grades across the portfolio: A69 · B11 · C2. See the whole portfolio
showing 60 of 83 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-06-29 | Mortgage $10,052 — from LOAIZA, VANESSA SOTO; SANCHEZ, ANGELO to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; PLANET HOME LENDING, LLC | $10,052 | |
| 2026-06-29 | Agreement $349,514 — from SANCHEZ, ANGELO; LOAIZA, VANESSA SOTO to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; PLANET HOME LENDING, LLC | $349,514 | |
| 2026-06-29 | Agreement $349,514 — from SANCHEZ, ANGELO; LOAIZA, VANESSA SOTO to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; PLANET HOME LENDING, LLC | $349,514 | |
| 2026-06-29 | Mortgage $10,052 — from LOAIZA, VANESSA SOTO; SANCHEZ, ANGELO to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS; PLANET HOME LENDING, LLC | $10,052 | |
| 2026-03-11 | Deed $365,000 — from PEREZ, KIMBERLY M to OLUYEMISI EJIDIRAN, GRACE | $365,000 | |
| 2026-03-11 | Mortgage $273,750 — from OLUYEMISI EJIDIRAN, GRACE to MERS | $273,750 | |
| 2026-03-11 | Deed $365,000 — from PEREZ, KIMBERLY M to OLUYEMISI EJIDIRAN, GRACE | $365,000 | |
| 2026-03-11 | Mortgage $273,750 — from OLUYEMISI EJIDIRAN, GRACE to MERS | $273,750 | |
| 2026-02-19 | Sold for $365,000 | $365,000 | $3,544 |
| 2026-02-19 | Sold for $365,000 | $365,000 | $3,544 |
| 2025-09-10 | Deed $292,500 — from DAIELY, DAMARIS R to MENDOZA, JESSICA G | $292,500 | |
| 2025-09-10 | Mortgage $324,000 — from ROUYI, BRAHIM; ROUYI, ELIAS to NATIONWIDE MORTGAGE BANKERS, INC.; MERS | $324,000 | |
| 2025-09-10 | Deed $405,000 — from BELMONTE, ARIADNA to ROUYI, ELIAS; ROUYI, BRAHIM | $405,000 | |
| 2025-08-26 | Sold for $405,000 | $405,000 | $3,932 |
| 2025-08-26 | Sold for $405,000 | $405,000 | $3,932 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 3 | 31 | 77 | 0 | 111 |
| 2018 | 0 | 1 | 27 | 54 | 3 | 85 |
| 2019 | 0 | 2 | 15 | 80 | 4 | 101 |
| 2020 | 0 | 2 | 18 | 64 | 3 | 87 |
| 2021 | 0 | 1 | 21 | 40 | 3 | 65 |
| 2022 | 0 | 1 | 14 | 97 | 3 | 115 |
| 2023 | 4 | 1 | 8 | 22 | 4 | 39 |
| 2024 | 3 | 1 | 8 | 76 | 5 | 93 |
| 2025 | 0 | 2 | 11 | 96 | 3 | 112 |
| 2026 | 1 | 1 | 38 | 26 | 1 | 67 |
Every one of the 2,776 recorded events, 2004–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11693 · Landlord rankings · How grades work · The map · The Mice Map