The city's published records show little recorded distress here in the last three years. Less recorded distress than 85% 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 1.7. In ZIP 11230, 82% of residential buildings hold an A and
4% grade D or F.
How grades work
this building
A
B
C
Among 17,252 25-99-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
2 total — 0 class C (immediately hazardous), 0 class B, 2 class A. Oldest open since 2026-06-21.
status snapshot refreshed weekly from HPD records
Patterns
No heat or hot-water complaints in the last three years.
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
28 service requests in the last three years. Most common: Noise (6) · Blocked Driveway (6) · Illegal Parking (4) · PLUMBING (3) · Illegal Posting (1) · Obstruction (1).
Filed construction activity
$1,000 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.
Rent-stabilization signals
No
Built before 1974 (2019)
Yes
Six or more residential units (64)
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 with HPD — the names behind the building
Registered owner(s)
M&M Ocean Ave, LLC
Head officer
Doug Oberfield
Managing agent
AKAM ASSOCIATES, INC.
Last registered
2025-08-28
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$9,703,000
$4,366,350
2026
$9,902,000
$4,455,900
2027
$9,877,000
$4,444,650
The city's market estimate has risen
2% between tax years 2025 and 2027.
Tax exemptions on the roll: 421A 15 YR CAP
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 6 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.
Getting around
Subway
Avenue M — Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Ocean Av / Avenue L — B9 B49 · 200 ft
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.
28 311 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.
Most recent mortgage recorded against this lot: $3,778,061 on
2021-12-03 (lender: Cross River Bank). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-04-13
Agreement $27,500,000 — from M&M OCEAN AVE LLC to CROSS RIVER BANK
$27,500,000
2022-04-13
Deed $37,100,000 — from 1704 OCEAN AVENUE LLC to M&M OCEAN AVE LLC
$37,100,000
2022-04-06
Sold for $37,100,000
$37,100,000
$579,688
2021-12-22
AL&R $27,500,000 — from 1704 OCEAN AVENUE LLC to CROSS RIVER BANK
$27,500,000
2021-12-22
Agreement $27,500,000 — from 1704 OCEAN AVENUE LLC to CROSS RIVER BANK
$27,500,000
2021-12-03
Mortgage $3,778,062 — from 1704 OCEAN AVENUE LLC to CROSS RIVER BANK
$3,778,062
2019-09-18
Agreement $24,000,000 — from 1704 OCEAN AVENUE LLC to POPULAR BANK
$24,000,000
2019-09-18
Mortgage $6,275,000 — from 1704 OCEAN AVENUE LLC to POPULAR BANK
$6,275,000
2019-09-18
AL&R $24,000,000 — from 1704 OCEAN AVENUE LLC to POPULAR BANK
$24,000,000
2016-11-10
AL&R $1,819,446 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA
$1,819,446
2016-11-10
Mortgage $1,819,446 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA
$1,819,446
2016-11-10
AL&R $15,905,554 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA
$15,905,554
2016-11-10
Mortgage $15,905,554 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA
$15,905,554
2015-02-23
Deed $925,000 — from OCEAN GARDENS LLC to 1704 OCEAN AVENUE LLC
$925,000
2010-04-15
Agreement $3,525,000 — from OCEAN GARDENS LLC to THE COMMUNITY PRESERVATION CORPORATION
$3,525,000
Ten-year activity
100500
53
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
13
28
12
0
0
53
2018
10
14
6
0
3
33
2019
3
8
3
5
0
19
2020
1
4
9
0
0
14
2021
1
1
4
5
0
11
2022
0
3
3
3
0
9
2023
0
0
5
0
0
5
2024
0
1
11
0
0
12
2025
0
0
9
0
0
9
2026
0
0
17
0
2
19
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HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-06-21
HPD class A: §27-2104(B) HMC POST A PROPER NOTICE REGARDING RENT STABILIZATION LAW, IN A FORM APPROVED BY THE COMMISSIONER, IN A CONSPICUOUS LOCATION WIT
2026-06-19
311: Noise - Residential — Loud Music/Party
2026-06-11
311: Street Light Condition — Street Light Out
2026-06-09
311: PLUMBING — BASIN/SINK
2026-06-09
Tenant complaint: PLUMBING — BASIN/SINK
2026-05-03
311: Water System — Dirty Water (WE)
2026-04-27
Rodent inspection: Passed
2026-03-30
311: Noise - Residential — Loud Talking
2026-03-26
Rodent inspection: Failed for Rat Activity
2026-03-22
311: Rodent — Signs of Rodents
2026-03-11
311: Blocked Driveway — No Access
2026-01-22
311: Blocked Driveway — Partial Access
2025-12-20
Bedbug filing: 0 infested units
2025-12-19
Bedbug filing: 0 infested units
2025-11-22
311: Blocked Driveway — No Access
2025-10-31
311: Construction Safety Enforcement — CSC - Monitoring Tracking
2026-08-06311: Damaged Tree — Entire Tree Has Fallen Down
2026-06-21311: Noise - Residential — Loud Television
2026-06-21HPD class A: § 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM
2026-06-21HPD class A: §27-2104(B) HMC POST A PROPER NOTICE REGARDING RENT STABILIZATION LAW, IN A FORM APPROVED BY THE COMMISSIONER, IN A CONSPICUOUS LOCATION WIT
2023-08-19Tenant complaint: WATER LEAK — HEAVY FLOW
2023-04-16311: Illegal Parking — Blocked Sidewalk
2022
2022-12-19Bedbug filing: 0 infested units
2022-12-09ECB CLASS - 2 violation: FAILURE TO SUBMIT AN ACCEPTABLE REQUIRED CYCLE 9A REPORT OF CRITICAL EXAMINATION DOCUMENTING CONDITION OF EXTERIOR WALL AND APPURT
2018-05-31311: General Construction/Plumbing — Site Conditions Endangering Workers
2018-05-31ECB CLASS - 2 violation: FAILURE TO INSTITUTE AND MAINTAIN SAFETY MEASURES:AT THE TIME OF MY INSPECTION OF A 7 STORY BUILDING AT ROOF LEVEL WITH CONSTRUCTI$5,000
2018-05-31ECB CLASS - 1 violation: HOUSEKEEPING:AT THE TIME OF MY INSPECTION OF A 7 STORY BUILDING CURRENTLY AT ROOF LEVEL WITH CONSTRUCTION OPERATIONS IN PROGRESS.I$2,500
2018-05-31ECB CLASS - 1 violation: BC3307.5.FLAGPERSON:AT THE TIME OF MY INSPECTION OF A 7 STORY BUILDINGAT ROOF LEVEL WITH CONSTRUCTION OPERATION IN PROGRESS.I OBSE
2018-05-31ECB CLASS - 1 violation: UNOBSTRUCTED EXIT PASSAGEWAYS.AT THE TIME OF MY INSPECTION OF A 7 STORY BUILDING AT ROOF LEVEL WITH CONSTRUCTION OPERATIONS IN PRO
2018-05-31DOB complaint, category ?
2018-05-31ECB CLASS - 1 violation: GUARDRAILS.AT THE TIME OF INSPECTION OF A 7 STORY BUILDING AT ROOF LEVEL WITH CONSTRUCTION OPERATIONS IN PROGRESS.I OBSERVED DOORS$2,500
2018-04-10Permit Supported Scaffold — Signed-off
2018-03-26311: Sustainability Enforcement — Sustainability Enforcement Work Order
2018-03-06311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2018-03-06DOB complaint, category ?
2018-03-02ECB CLASS - 2 violation: FAILURE TO PROVIDE A FULL SET OF APPROVED/ACCEPTED CONSTRUCTION DOCUMENTS @ JOB SITE @ TIME OF INSP. AS NOTED: TIME OF INSP @ AN A
2018-03-02ECB CLASS - 1 violation: FAILURE TO INSTITUTE/MAINTAIN SAFETY EQUIPMENT MEASURES @ TEMPORARY CONSTRUCTION- NO TOE BOARDS. AS NOTED: @ TIME OF INSP OF A 7 S$1,000
2018-03-01Elevator permit: Install two new Overhead Geared Traction Passenger Elevator.$360,000
2018-03-01FDNY inspection (CDA-90-DRILL)
2018-01-24Permit NB — ISSUED
2018-01-24Permit FO — ISSUED
2018-01-24Permit FO — ISSUED
2017
2017-12-04FDNY inspection (CDA-90-DRILL)
2017-12-04Permit EW — ISSUED
2017-12-01Permit EQ — ISSUED
2017-11-28Permit EW — ISSUED
2017-11-28Permit PL — ISSUED
2017-11-17Job filed: INSTALLATION OF TEMPORARY AIR PRESSURIZED STANDPIPE SYSTEM IN CONJUNCTION WITH NB APPLICATION #321153167.$1,000
2017-11-17ECB CLASS - 1 violation: BC3308.1 FAILURE TO PROVIDE VERTICAL SAFETY NETTING REQUIREMENT. AS NOTED: AT TIME OF INSPECTION ON AN ACTIVE CONSTRUCTION SITE OB$1,600
2017-11-14Permit Supported Scaffold — Signed-off
2017-11-13Job filed: Installation of temporary supported scaffold per plan submitted. Work shall comply with 2014 building codes chapter 33. No change in use, egress and/o
2017-10-16311: Noise — Noise: Construction Equipment (NC1)
2017-09-28311: Noise — Noise: Construction Equipment (NC1)
2017-08-24FDNY inspection (CDA-90-DRILL)
2017-08-17311: General Construction/Plumbing — Site Conditions Endangering Workers
2017-08-17DOB complaint, category ?
2017-08-08Permit EW — ISSUED
2017-08-08Permit PL — ISSUED
2017-08-04311: General Construction/Plumbing — Site Conditions Endangering Workers
2017-08-04DOB complaint, category ?
2017-07-12311: Noise — Noise: Construction Before/After Hours (NM1)
2017-07-06Permit EQ — ISSUED
2017-05-30311: Cranes and Derricks — Crane/Suspension Scaffold - No Permit/License/Cert./Unsafe/Illegal
2017-05-30DOB complaint, category ?
2017-05-30ECB CLASS - 1 violation: NO 32 HR RIGGING CERT FO PERSONNEL WORKING WITH RIGGING EQUIPMENT HOISTING OUTSIDE OF A BUILDING. WHEN RESPONDING TO COMPLAINT #36$400
2017-05-29311: General Construction/Plumbing — Sidewalk Shed/Pipe Scafford - Inadequate Defective/None
2017-05-29311: General Construction/Plumbing — Site Conditions Endangering Workers
2017-05-29DOB complaint, category ?
2017-05-29DOB complaint, category ?
2017-05-27FDNY inspection (CDA-90-DRILL)
2017-03-08311: Construction Safety Enforcement — Best - High-Rise Tracking Complaint
2017-03-08ECB CLASS - 1 violation: 3301.1.2 NO FIRE WATCH.NOTICED AT TIME OF INSPECTION WELDING OPERATIONS ON GOING WITH NO FIRE WATCH.REMEDY:STOP WELDING OPERATIONS
2017-03-08ECB CLASS - 1 violation: SEC. 3301.1.2 NO CERTIFICATE OF FITNESS FOR WELDING. NOTICED AT TIME OF INSPECTION NB IN PROGRESS. NOTICE WORKER ON SITE WELDING S$400
2017-03-08DOB violation C:
2017-03-08DOB violation C:
2017-03-08DOB complaint, category ?
2017-03-02FDNY inspection (CDA-90-DRILL)
2017-01-26311: Construction Safety Enforcement — Best - Low-Rise Tracking Complaint
2017-01-26Permit FO — ISSUED
2017-01-26Permit FO — ISSUED
2017-01-26Permit NB — ISSUED
2017-01-26ECB CLASS - 1 violation: UNLAWFULLY CONTINUE WORK WHILE ON FSWO NOTICED AT TIME OF INSPECTION FSWO IN PLACE. NOTICED WORKERS ON SITE EXCAVATING HOLE WHILE
2017-01-26DOB violation C:
2017-01-26DOB complaint, category ?
2017-01-25311: Construction Safety Enforcement — Best - Low-Rise Tracking Complaint
2017-01-25311: Construction Safety Enforcement — Best - Low-Rise Tracking Complaint
2017-01-25ECB CLASS - 1 violation: FAILURE TO HAVE CONSTRUCTION SITE SUPER LOG BOOK ON SITE. NOTICED AT TIME OF INSPECTION NB IN PROGRESS NOTICED NO CONSTRUCTION SUP
2017-01-25ECB CLASS - 1 violation: FAILURE TO CARRY OUT YOUR DUTIES AS A CONSTRUCTION SITE SUPER,THE FOLLOWING HAZARDOUS CONDITIONS OBSERVED & FSWO ISSUED NO GUARDRA$10,000
2017-01-25ECB CLASS - 1 violation: FAILURE TO SAFEGUARD. NOTICED AT TIME OF INSPECTION NB IN PROGRESS NOTICED 2 WORKERS(WALKING)ON TOP PF FOUNDATION WALL APPROX 2FOO
2017-01-25ECB CLASS - 1 violation: FAILURE TO PROVIDE SAFE MEANS OF EGRESS FOR EXCAVATION. NOTICED AT TIME OF INSPECTION EXCAVATION WORK IN PROGRESS NOTICED EXCAVATE$1,600
2017-01-25ECB CLASS - 1 violation: NO GUARDRAIL FOR SIDE OF EXCAVATION. NOTICED EXCAVATED HOLE APPROX 12FEET DEEP NO GUARDRAILS PROVIDED AT SIDE OF EXCAVATED HOLE. R$1,200
2017-01-25DOB violation C:
2017-01-25DOB complaint, category ?
2017-01-25DOB complaint, category ?
2017-01-25DOB violation C:
2016
2016-12-03FDNY inspection (CDA-90-DRILL)
2016-12-02Permit EQ — ISSUED
2016-11-10AL&R $1,819,446 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA$1,819,446
2016-11-10Mortgage $1,819,446 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA$1,819,446
2016-11-10AL&R $15,905,554 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA$15,905,554
2016-11-10Mortgage $15,905,554 — from 1704 OCEAN AVENUE LLC to BANCO POPULAR NORTH AMERCIA$15,905,554
2016-11-10Mortgage satisfied — from OCEAN GARDENS LLC to FINK & ZELMANOWITZ, AS NOMINEE; UNION 1476 PARTNERS LLC; THE COMMUNITY PRESERVATION CORPOR
2016-11-10TL&R — from UNION 1476 PARTNERS LLC
2016-08-24FDNY inspection (CDA-90-DRILL)
2016-08-04311: Blocked Driveway — No Access
2016-05-09FDNY inspection (CDA-90-DRILL)
2016-03-23311: Blocked Driveway — No Access
2016-02-19311: Blocked Driveway — No Access
2016-02-01Permit FO — ISSUED
2016-02-01Permit FO — ISSUED
2016-02-01Permit NB — ISSUED
2016-01-26FDNY inspection (CONSTR)
2015
2015-12-28Permit NB — ISSUED
2015-12-24Permit FO — ISSUED
2015-12-24Permit FO — ISSUED
2015-12-21Permit EQ — ISSUED
2015-12-17Permit EQ — ISSUED
2015-12-17Job filed: INSTALLATION OF TEMPORARY SIDEWALK SHED AS PER PLAN SUBMITTED. WORK SHALL COMPLY WITH 2014 BUILDING CODES CHAPTER 33. NO CHANGE IN USE, EGRESS OR OCCU
2015-12-11311: BEST/Site Safety — Demolition Notification Received
2015-12-11DOB complaint, category ?
2015-12-08ECB CLASS - 1 violation: FAILURE TO PROVIDE REQUIRED NOTIFICATION PRIOR TO COMMENCEMENT OF DEMOLITION. NOTED: AT TIME OF INSPECTION: GARAGE HAS BEEN DEMOLI$1,200
2015-12-04ZONE — from 1704 OCEAN AVENUE LLC
2015-12-04CERT — from REGAL ABSTRACT CORP.
2015-11-16Job filed: BUILER'S PAVEMENT PLAN AND CHECKLIST SUBMITTED HEREWITH FOR TOTAL LOT FRONTAGE OF 112.50' LINEAR FEET ON OCEAN AVENUE IN CONJUNCTION WITH NEW BUILDING
2015-11-12Job filed: INSTALLATION OF PLUMBING AND MECHANICAL SYSTEM IN CONJUNCTION WITH NB APPLICATION #321153167.$2,000
2015-11-12Job filed: INSTALLATION OF PLUMBING AND MECHANICAL SYSTEM IN CONJUNCTION WITH NB APPLICATION #321153167.$2,000
2015-11-12Job filed: INSTALLATION OF A STANDPIPE AND SPRINKLER SYSTEM IN CONJUNCTION WITH NB APPLICATION #321153167.$3,000
2015-11-10Job filed: INSTALLATION OF AN AUTOMATIC SMOKE DETECTION AND SPRINKLER FIRE ALARM SYSTEM IN CONJUNCTION WITH NB APPLICATION #321153167.$1,000
2015-10-26311: Construction Safety Enforcement — Best - DM Tracking Complaint
2015-10-26311: Construction Safety Enforcement — Best - DM Tracking Complaint
2015-10-26DOB complaint, category ?
2015-10-26DOB complaint, category ?
2015-10-24ECB CLASS - 1 violation: FAILURE TO SAFEGUARD ALL PERSONS,PUBLIC & PROPERTY AFFECTED BY CONSTRUCTION OPERATIONS. AT TIME OF INSPECTION OBSERVED,JOB SITE NO$2,400
2015-10-24ECB CLASS - 1 violation: FAILURE TO SAFEGUARD ALL PERSONS,PUBLIC & PROPERTY AFFECTED BY CONSTRUCTION OPERATIONS. AT TIME OF INSPECTION OBSERVED,JOB SITE NO
2015-10-24ECB CLASS - 1 violation: FAILURE TO SAFEGUARD ALL PERSONS,PUBLIC & PROPERTY AFFECTED BY CONSTRUCTION OPERATIONS. AT TIME OF INSPECTION OBSERVED,JOB SITE NO
2015-10-22311: General Construction/Plumbing — Adjacent Buildings Not Protected
2012-12-16ECB CLASS - 3 violation: VIOLATION OF PARKING REGULATIONS IN A RESIDENTIAL DISTRICT. NOTED: A BLUE, WHITE KENWORTH BOX TRUCK - APPROX 18'-20' LONG IS BEIN$500