901 recorded events, 1900–2026, from 18 city data systems. The city's paper trail here is mostly 459 311 service requests, 103 ACRIS deeds & mortgages, 90 HPD complaints.
Full record, year by year Support this site
The city's published records show little recorded distress here in the last three years. More recorded distress than 51% 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 25.2. In ZIP 11694, 88% of residential buildings hold an A and 1% 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 | 32 total — 7 class C (immediately hazardous), 12 class B, 13 class A. Oldest open since 1986-05-08. |
status snapshot refreshed weekly from HPD records
42 heat or hot-water complaints in the last three years (winter 2024–25: 26 · winter 2025–26: 16). Repeated winter clusters suggest a chronic heating problem.
2 bedbug-infested unit(s) reported in filings over the last three years.
288 service requests in the last three years. Most common: Noise (116) · Illegal Parking (99) · HEAT/HOT WATER (21) · Residential Disposal Complaint (11) · Water System (6) · GENERAL (4).
$44,500 in permitted construction work filed since 2016 (3 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 (1961) |
| Yes | Six or more residential units (81) |
| 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) | BELLE HARBOR APARTMENT CORP. |
| Head officer | ROBERT MULHOLLAND |
| Managing agent | NARROWS MANAGEMENT |
| Last registered | 2025-07-24 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $430,588 | $193,765 |
| 2026 | $0 | $0 |
| 2027 | $451,588 | $203,215 |
The city's market estimate has risen 5% 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 2021 estimate: gross income $1,193,325 a year ($13.70 per sq ft), operating expenses $528,721 ($6.07 per sq ft), net operating income $664,604. 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 97/100 (2022 disclosure cycle) |
| Heating fuel | NO4FUEL |
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 9) |
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.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
| Subway | Rockaway Park-Beach 116 St — A S · 0.4 mi straight-line (about an 11-minute walk) · station accessibility: full |
| Bus | Nearest boarding stop: Rockaway Beach Blvd / Beach 123 St — Q35 · 800 ft |
| School zones (2024–25 map) | Elementary: P.S./M.S. 114 Belle Harbor Middle: P.S./M.S. 114 Belle Harbor. 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.
123-10 Ocean Promenade
| 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 |
288 311 service requests from this address in the last three years — 21 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 NARROWS MANAGEMENT — 85 buildings, 3,159 units. Grades across the portfolio: A66 · B14 · C5. See the whole portfolio
showing 60 of 85 buildings
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-08-24 | RPTT&RET $365,000 — from GJIKOLLI, MERGIM to GABBERT, GERALDINE; GABBERT, CHARLES | $365,000 | |
| 2026-08-06 | Sold for $365,000 | $365,000 | $4,506 |
| 2026-05-19 | RPTT&RET $306,000 — from DAWE, KEVIN J; DAWE, TIMOTHY P to CLARKE, LIALL | $306,000 | |
| 2026-04-09 | RPTT $177,500 — from HIRSCHHORN, LAWRENCE to BELLE HARBOR APARTMENTS CORP. | $177,500 | |
| 2026-01-29 | Sold for $177,500 | $177,500 | $2,191 |
| 2025-08-20 | RPTT&RET $215,000 — from FUCHS, REGINA to GJIKOLLI, MERGIM | $215,000 | |
| 2025-08-04 | Sold for $215,000 | $215,000 | $2,654 |
| 2025-08-04 | Sold for $215,000 | $215,000 | $2,654 |
| 2025-06-18 | RPTT&RET $295,000 — from O'HANLON IRREVOCABLE TRUST to MOULE, ALEXANDER | $295,000 | |
| 2025-06-04 | Sold for $295,000 | $295,000 | $3,642 |
| 2024-12-13 | RPTT&RET $340,000 — from GAHN, AGNES to MCMANUS, EMILY | $340,000 | |
| 2024-12-04 | Sold for $340,000 | $340,000 | $4,198 |
| 2023-01-26 | RPTT&RET $180,000 — from ESTATE OF PATRICK GLYNN; GLYNN, JOSEPH to VOEHL, LAURIE | $180,000 | |
| 2022-12-29 | RPTT&RET $260,000 — from HOURIGAN, MAURICE; HOURIGAN, ANNE to GJIKOLLI, MIMOZA; GJIKOLLI, MERGIM | $260,000 | |
| 2022-12-20 | Sold for $260,000 | $260,000 | $3,210 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 5 | 34 | 5 | 0 | 44 |
| 2018 | 0 | 2 | 9 | 5 | 0 | 16 |
| 2019 | 2 | 8 | 22 | 7 | 0 | 39 |
| 2020 | 2 | 2 | 41 | 8 | 1 | 54 |
| 2021 | 0 | 2 | 14 | 5 | 0 | 21 |
| 2022 | 0 | 1 | 8 | 7 | 1 | 17 |
| 2023 | 1 | 6 | 21 | 1 | 1 | 30 |
| 2024 | 1 | 4 | 101 | 4 | 2 | 112 |
| 2025 | 0 | 2 | 162 | 7 | 1 | 172 |
| 2026 | 0 | 2 | 89 | 5 | 2 | 98 |
Every one of the 901 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 11694 · Landlord rankings · How grades work · The map · The Mice Map