586 recorded events, 1900–2026, from 17 city data systems. The city's paper trail here is mostly 263 311 service requests, 94 ACRIS deeds & mortgages, 53 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. Less recorded distress than 74% 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 5. In ZIP 10301, 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 | 6 total — 0 class C (immediately hazardous), 5 class B, 1 class A. Oldest open since 1990-10-03. |
status snapshot refreshed weekly from HPD records
4 heat or hot-water complaints in the last three years (winter 2024–25: 2 · winter 2025–26: 2). Repeated winter clusters suggest a chronic heating problem.
No bedbug-infested units reported in the last three years of filings.
133 service requests in the last three years. Most common: Noise (63) · Illegal Parking (34) · Water System (9) · Abandoned Vehicle (5) · UNSANITARY CONDITION (4) · Snow or Ice (3).
$37,900 in permitted construction work filed since 2016 (4 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 (1931) |
| Yes | Six or more residential units (63) |
| 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) | GOLF COURT CONDOMINIUM |
| Head officer | Michael Musto |
| Managing agent | DAWNING REAL ESTATE |
| Last registered | 2025-07-09 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $80,632 | $36,285 |
| 2026 | $81,506 | $36,678 |
| 2027 | $64,535 | $29,041 |
The city's market estimate has fallen 20% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · DISABLED HOMEOWNER · 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 $1,200,345 a year ($18.61 per sq ft), operating expenses $699,180 ($10.84 per sq ft), net operating income $501,165. 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 23/100, posted at the entrance by law (2022 disclosure cycle) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
1 street-flooding or sewer-backup complaints at this address since 2021 (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: Forest Av / Hart Blvd — S48 S98 · 500 ft |
| School zones (2024–25 map) | Elementary: P.S. 045 John Tyler Middle: I.S. 061 William A Morris. 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.
215 Hart Boulevard
| 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 |
133 311 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 DAWNING REAL ESTATE INC — 9 buildings, 549 units. Grades across the portfolio: A6 · B1 · C2. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 600 Hylan Boulevard | SI | 132 | C |
| 90 Bay Street Landing | SI | 101 | A |
| 175 Zoe Street | SI | 100 | B |
| 215 Hart Boulevard | SI | 63 | A |
| 629A Laconia Avenue | SI | 62 | A |
| 155 Bay Street | SI | 57 | A |
| 3871 Amboy Road | SI | 17 | A |
| 6 Arc Place | SI | 14 | A |
| 1241 67 Street | BK | 3 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2025-10-31 | RPTT&RET $260,000 — from CORNO, RICHARD; CORNO, LUCY to HRABOVETSKYI, LIUBOMYR | $260,000 | |
| 2025-10-23 | Sold for $260,000 | $260,000 | $4,127 |
| 2025-10-23 | Sold for $260,000 | $260,000 | $4,127 |
| 2025-01-08 | RPTT $270,000 — from DAVIS, KEITH; DAVIS, DANIELLE to ESPOSITO JR., JOHN A | $270,000 | |
| 2024-12-18 | Sold for $270,000 | $270,000 | $4,286 |
| 2024-12-06 | RPTT $282,000 — from BRUNO, RICHARD to MATSKIV, IARYNA | $282,000 | |
| 2024-11-19 | RPTT $370,000 — from HAWK, EMILY A; HARMON-VAUGHT, MARK to PABLO, JAN PAUL | $370,000 | |
| 2024-10-17 | Sold for $370,000 | $370,000 | $5,873 |
| 2024-10-16 | Sold for $282,000 | $282,000 | $4,476 |
| 2024-07-11 | RPTT $315,000 — from ZADNIPRIANSKA, NADIA to ALBERO, ARTHUR | $315,000 | |
| 2024-06-07 | RPTT $355,000 — from FARRELL, ROBERT A III to KILLEEN, SEAN | $355,000 | |
| 2024-06-06 | RPTT $220,000 — from LIAM MCGRATH, AS ADMIN; ESTATE OF WILLIAM V. MCGRATH to BRUNO, RICHARD | $220,000 | |
| 2024-05-14 | Sold for $315,000 | $315,000 | $5,000 |
| 2024-05-06 | Sold for $355,000 | $355,000 | $5,635 |
| 2024-04-30 | Sold for $220,000 | $220,000 | $3,492 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 0 | 6 | 7 | 0 | 13 |
| 2018 | 2 | 1 | 10 | 7 | 3 | 23 |
| 2019 | 3 | 2 | 21 | 7 | 2 | 35 |
| 2020 | 2 | 2 | 2 | 3 | 1 | 10 |
| 2021 | 0 | 1 | 13 | 19 | 1 | 34 |
| 2022 | 0 | 2 | 10 | 17 | 1 | 30 |
| 2023 | 0 | 1 | 26 | 10 | 1 | 38 |
| 2024 | 0 | 2 | 26 | 15 | 1 | 44 |
| 2025 | 0 | 1 | 69 | 8 | 1 | 79 |
| 2026 | 0 | 0 | 52 | 0 | 1 | 53 |
Every one of the 586 recorded events, 1900–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10301 · Landlord rankings · How grades work · The map · The Mice Map