554 recorded events, 1993–2026, from 17 city data systems. The city's paper trail here is mostly 129 311 service requests, 113 ACRIS deeds & mortgages, 60 DOB violations.
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 66% 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 9. In ZIP 10305, 93% of residential buildings hold an A and 2% grade D or F. How grades work
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.
2 heat or hot-water complaints in the last three years (winter 2024–25: 2).
No bedbug-infested units reported in the last three years of filings.
$1,250 in enforcement penalties imposed (ECB/OATH) in the last three years.
27 service requests in the last three years. Most common: General Construction/Plumbing (4) · Elevator (2) · UNSANITARY CONDITION (2) · Litter Basket Request (2) · Illegal Parking (2) · ELECTRIC (2).
$1,750,350 in permitted construction work filed since 2016 (8 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 (1989) |
| Yes | Six or more residential units (60) |
| 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 VIEW CONDOMINIUM |
| Head officer | LENORE SCHWARTZ |
| Managing agent | ISLAND CONDO LLC |
| Last registered | 2025-09-18 |
as filed by the owner in the building's HPD registration
| Tax year | City market value | Assessed value |
|---|---|---|
| 2025 | $178,112 | $80,150 |
| 2026 | $68,673 | $30,902 |
| 2027 | $0 | $0 |
The city's market estimate has fallen 100% between tax years 2025 and 2027.
Tax exemptions on the roll: COLD WAR VETERAN - DISABILITY · SENIOR CITIZEN HOMEOWNER
For property tax, the Department of Finance values this condo as if it were a rental building. Its 2023 estimate: gross income $1,425,934 a year ($22.42 per sq ft), operating expenses $751,764 ($11.82 per sq ft), net operating income $674,171. These are the city's estimates from comparable rentals, not the building's actual budget, rents or maintenance charges.
| Facade (Local Law 11) | SWARMP — "Safe With A Repair and Maintenance Program": known facade conditions that must be repaired (cycle 10) |
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 2 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.
| Staten Island Railway | Clifton — SIR · 0.5 mi straight-line (about a 13-minute walk) · station accessibility: none |
| Bus | Nearest boarding stop: Bay St / Hylan Blvd — S51 · 550 ft |
| School zones (2024–25 map) | Elementary: P.S. 013 M. L. Lindemeyer Middle: I.S. 49 Berta A. Dreyfus. 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.
31 Hylan 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 |
27 311 service requests from this address in the last three years — 1 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 ISLAND CONDO LLC — 11 buildings, 844 units. Grades across the portfolio: A8 · B2 · C1. See the whole portfolio
| Building | Borough | Units | Grade |
|---|---|---|---|
| 2 Elmwood Park Drive | SI | 177 | B |
| 2 Windham Loop | SI | 134 | A |
| 80 Bay Street Landing | SI | 131 | A |
| 1284 Rockland Avenue | SI | 96 | A |
| 65 Elmwood Park Drive | SI | 96 | A |
| 101 Devon Loop | SI | 60 | A |
| 31 Hylan Boulevard | SI | 60 | A |
| 10 Village Lane | SI | 44 | A |
| 150 Nicholas Avenue | SI | 38 | B |
| 1561 West 5 Street | BK | 6 | A |
| 21 Prall Avenue | SI | 2 | C |
| Date | Record | Amount | Per res. unit |
|---|---|---|---|
| 2026-08-13 | RPTT $395,000 — from DONDIEGO, CHARLYN to GIAIMO, SHARI | $395,000 | |
| 2026-08-06 | RPTT $650,000 — from IGNERI, AS TRUSTEE, PETER; THE PETER IGNERI JR LIVING TRUST to DE LOS SANTOS, MARGARITA; LAPORTE-PUBILL, TIFFANY | $650,000 | |
| 2026-07-16 | RPTT $390,000 — from MULE, GAETANO; SLABICH, JONATHAN to COSCIA, EDWARD | $390,000 | |
| 2026-06-23 | Sold for $395,000 | $395,000 | $6,583 |
| 2026-06-18 | Sold for $650,000 | $650,000 | $10,833 |
| 2026-06-03 | Sold for $390,000 | $390,000 | $6,500 |
| 2025-12-11 | RPTT $575,000 — from BECKER-FLUEGEL, MICHELINE to GARCIA, ANNE ELISSA | $575,000 | |
| 2025-11-21 | Sold for $575,000 | $575,000 | $9,583 |
| 2025-11-21 | Sold for $575,000 | $575,000 | $9,583 |
| 2025-11-07 | RPTT $585,000 — from LORRAINE LAGRUA IRREVOCABLE TRUST AGREEM; PAUL FIORETTI, TRUSTEE to SHEILA CAMBRIA; THE SHEILA CAMBRIA REVOCABLE LIVING TRUS; RONALD CAMBRIA | $585,000 | |
| 2025-10-22 | Sold for $585,000 | $585,000 | $9,750 |
| 2025-10-22 | Sold for $585,000 | $585,000 | $9,750 |
| 2025-10-21 | RPTT $452,000 — from BENNETT, RICHARD; BENNETT, DEBORAH ANN to ISAMBERT, PRISCILLA | $452,000 | |
| 2025-10-01 | Sold for $452,000 | $452,000 | $7,533 |
| 2025-10-01 | Sold for $452,000 | $452,000 | $7,533 |
| Year | Construction | Enforcement | Housing & tenants | Ownership & money | Health & systems | Total |
|---|---|---|---|---|---|---|
| 2017 | 0 | 22 | 24 | 9 | 0 | 55 |
| 2018 | 3 | 7 | 11 | 12 | 0 | 33 |
| 2019 | 0 | 5 | 19 | 4 | 0 | 28 |
| 2020 | 0 | 5 | 4 | 6 | 1 | 16 |
| 2021 | 1 | 3 | 8 | 8 | 0 | 20 |
| 2022 | 1 | 2 | 9 | 7 | 1 | 20 |
| 2023 | 0 | 10 | 38 | 6 | 0 | 54 |
| 2024 | 10 | 14 | 23 | 6 | 0 | 53 |
| 2025 | 5 | 4 | 23 | 22 | 1 | 55 |
| 2026 | 0 | 2 | 5 | 6 | 0 | 13 |
Every one of the 554 recorded events, 1993–2026, is laid out year by year in the full report (print-ready).
Explore: ZIP 10305 · Landlord rankings · How grades work · The map · The Mice Map