1,815 recorded events, 1972–2026, from 16 city data systems. The city's paper trail here is mostly 1,359 ACRIS deeds & mortgages, 187 311 service requests, 62 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 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 11693, 85% of residential buildings hold an A and 5% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
| Open HPD violations | 8 total — 5 class C (immediately hazardous), 3 class B, 0 class A. Oldest open since 2019-03-28. |
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.
31 service requests in the last three years. Most common: Noise (25) · Sidewalk Condition (2) · Illegal Parking (2) · Illegal Fireworks (1) · Unsanitary Pigeon Condition (1).
$65,000 in permitted construction work filed since 2016 (1 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 (43) |
| Yes | 421-a / J-51 tax benefit on the current tax roll |
2 of 3 signals present. Buildings receiving 421-a or J-51 benefits are generally required to register their units as rent-stabilized for the duration of the benefit. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
| Registered owner(s) | The Beach House Condominium |
| Head officer | Janna Sheng |
| Managing agent | VENTURE NY PROPERTY MANAGEMENT LLC |
| Last registered | 2025-07-02 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $94,149 | $42,367 |
| 2026 | $111,184 | $50,033 |
| 2027 | $113,660 | $51,147 |
The city's market estimate has risen 21% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR NO CAP
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2021 estimate: gross income $907,410 a year ($18.74 per sq ft), operating expenses $448,863 ($9.27 per sq ft), net operating income $458,547. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Energy grade (LL33) | A — ENERGY STAR score 98/100 (2022 disclosure cycle) |
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 2013 (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 · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Rockaway Beach Blvd / Beach 92 St — Q52-SBS · 850 ft · Select Bus Service |
| 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.
91-16 Shore Front Parkway
| 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 |
31 311 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 VENTURE NY PROPERTY MANAGEMENT LLC — 123 buildings, 5,133 units. Grades across the portfolio: A101 · B19 · C2 · D1. See the whole portfolio
showing 60 of 123 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-07-20 | Mortgage $720,000 — from MCDONALD, ANNMARIE to A & D MORTGAGE LLC; MERS | $720,000 | |
| 2026-07-20 | Deed $910,000 — from KARAKAS, SEZEN; GOSIN, SEZEN; GOSIN, JORDAN A to MCDONALD, ANNMARIE | $910,000 | |
| 2026-07-20 | Mortgage $720,000 — from MCDONALD, ANNMARIE to A & D MORTGAGE LLC; MERS | $720,000 | |
| 2026-07-13 | Sold for $910,000 | $910,000 | $21,163 |
| 2026-02-09 | Deed $840,000 — from ROSENBERG, JENNIFER; HARROW, ALEXANDER to SOIFER, INNA; SOIFER, STEVEN | $840,000 | |
| 2026-02-09 | Deed $840,000 — from ROSENBERG, JENNIFER; HARROW, ALEXANDER to SOIFER, INNA; SOIFER, STEVEN | $840,000 | |
| 2026-01-21 | Sold for $840,000 | $840,000 | $19,535 |
| 2026-01-21 | Sold for $840,000 | $840,000 | $19,535 |
| 2025-11-13 | Deed $380,000 — from CHEVALIER, IVAN to PARIKH, ROSHAN | $380,000 | |
| 2025-11-13 | Mortgage $280,000 — from PARIKH, ROSHAN to MORTGAGE ELECTRONIC REGISTRATION SYSTEMS | $280,000 | |
| 2025-10-30 | Sold for $380,000 | $380,000 | $8,837 |
| 2025-10-30 | Sold for $380,000 | $380,000 | $8,837 |
| 2025-10-06 | Deed $405,000 — from SCHWALM, GERNOT S to CONSOLO, MICHAEL | $405,000 | |
| 2025-09-30 | Deed $889,000 — from SCHIANO, MIRIELLE; SCHIANO, RALPH to BELSITO, AUDREY | $889,000 | |
| 2025-09-30 | Deed $889,000 — from SCHIANO, MIRIELLE; SCHIANO, RALPH to BELSITO, AUDREY | $889,000 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 2 | 24 | 31 | 0 | 57 |
| 2018 | 0 | 3 | 22 | 45 | 0 | 70 |
| 2019 | 0 | 6 | 22 | 83 | 0 | 111 |
| 2020 | 0 | 0 | 11 | 17 | 1 | 29 |
| 2021 | 0 | 2 | 21 | 27 | 0 | 50 |
| 2022 | 0 | 3 | 31 | 25 | 0 | 59 |
| 2023 | 0 | 2 | 8 | 28 | 0 | 38 |
| 2024 | 0 | 2 | 19 | 23 | 0 | 44 |
| 2025 | 0 | 2 | 10 | 30 | 0 | 42 |
| 2026 | 1 | 0 | 4 | 23 | 1 | 29 |
Every one of the 1,815 recorded events, 1972–2026, 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