A modest record — below the level that usually signals systemic problems. More recorded distress than 73% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty
points per 10 units; this building carries 55.3. In ZIP 11235, 80% of residential buildings hold an A and
3% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 2026-04-08.
status snapshot refreshed weekly from HPD records
Patterns
6 heat or hot-water complaints in the last three years (winter 2023–24: 2 · winter 2024–25: 4). Repeated winter clusters suggest a chronic heating problem.
2
’23–24
4
’24–25
2 bedbug-infested unit(s) reported in filings over the last three years.
What 311 hears from this address
34 service requests in the last three years. Most common: UNSANITARY CONDITION (9) · Illegal Parking (5) · Snow or Ice (4) · HEAT/HOT WATER (3) · Sewer (3) · Noise (2).
Filed construction activity
$12,250 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
Yes
Built before 1974 (1931)
Yes
Six or more residential units (6)
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 with HPD — the names behind the building
Registered owner(s)
B & B Realty, LLC
Head officer
Martha E Kane
Managing agent
A & H Management of New York LLC
Last registered
2026-07-23
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
$335,000
$150,750
2026
$354,000
$159,300
2027
$425,000
$191,250
The city's market estimate has risen
27% between tax years 2025 and 2027.
Flood exposure
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.
3 street-flooding or sewer-backup complaints at this address since
2021 (2 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.
Getting around
Subway
Ocean Pkwy — Q · 550 ft straight-line (about a 3-minute walk) · station accessibility: none Brighton Beach — B Q · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Brighton Beach Av / Brighton 1 Pl — B1 B68 · 400 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.
34 311 service requests from this address in the last three years — 3 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.
Most recent mortgage recorded against this lot: $75,000 on
1985-09-26 (lender: Santana, Eloina and Santana, Felix), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
1985-09-26
Mortgage $75,000 — from MEDINA, ALBA C; OSSA, HECTOR to SANTANA, FELIX; SANTANA, ELOINA
$75,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
2023
2024
2025
41
2026
ConstructionEnforcementHousing & tenants
Show as table
Year
Construction
Enforcement
Housing & tenants
Total
2017
0
0
0
0
2018
0
0
1
1
2019
0
0
5
5
2020
0
0
4
4
2021
1
0
5
6
2022
2
0
4
6
2023
0
0
6
6
2024
0
0
4
4
2025
0
1
9
10
2026
0
1
40
41
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HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES AT BASEMENT
2026-04-08
HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2026-04-21City emergency repair (OMO): nyc hpd emergency operations division essential service work at bldg public hall fire door at wes leading to basme$2,000
2026-04-08HPD class C: HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES AT BASEMENT
2026-04-08HPD class C: § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MIS
2021-04-01Job filed: General construction and mechanical work to construct mechanical room enclosure with related electrical lighting and provide (2) FAI with duct to exte$12,250
2020
2020-12-21Bedbug filing: 0 infested units
2020-12-15311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2015-02-17HPD class I: SECTION27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE ?27-2097 AND IS THER
2012
2012-04-04311: Street Condition — Pothole
2012-04-03311: Street Condition — Pothole
2012-03-08311: Street Condition — Pothole
2012-03-05311: Street Condition — Pothole
2012-01-26Rodent inspection: Passed
2011
2011-03-28Rodent inspection: Passed
2010
2010-12-22HPD litigation: Heat and Hot Water
2010-12-03Tenant complaint: HEATING — HEAT RELATED
2010-03-01311: Street Condition — Failed Street Repair
2004
2004-05-17Tenant complaint: PLUMBING — WATER SUPPLY
2003
2003-03-24DOB complaint, category ?
2001
2001-09-05Mortgage satisfied — from MEDINA, ALBA C; OSSA, HECTOR to SANTANA, FELIX; SANTANA, ELOINA
1999
1999-04-05Deed — from MEDINA, MARTHA; MEDINA, ALBA C; OSSA, HECTOR to B & B REALTY LLC
1986
1986-07-28Deed — from OSSA, HECTOR; MEDINA, ALBA C to MEDINA, MARTHA; OSSA, HECTOR; MEDINA, ALBA C
1985
1985-10-08Mortgage satisfied — from SANTANA, FELIX; SANTANA, ELOINA to LAUB, IRVING M; LAUB, PAULINE; LAUB, HYMAN
1985-09-26Mortgage $75,000 — from MEDINA, ALBA C; OSSA, HECTOR to SANTANA, FELIX; SANTANA, ELOINA$75,000
1985-09-26Deed — from SANTANA, FELIX; SANTANA, ELOINA to MEDINA, ALBA C; OSSA, HECTOR
1985-09-26Mortgage satisfied — from LAUB, PAULINE; LAUB, HARRY to LINCOLN SAVINGS BANK
1985-09-26PAT — from MEDINA, ALBA C to MEDINA, HERBERT
1982
1982-06-18HPD class B: D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE CELLAR THROUGHOUT.
1982-06-18HPD class B: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PLASTERBOARD CEILING IN CELLAR THROUGHOUT.
1982-06-18HPD class B: § 65 M/D LAW PROVIDE UNDER COMPLETED PERMIT, A PROPER ENCLOSURE FOR THE CENTRAL HEATING PLANT, CELLAR REAR.
1982-06-18HPD class B: D26-19.07 ADM CODE INSTALL AND MAINTAIN SUFFICIENT LIGHT OR LIGHTS OF AT LEAST 40 WATTS INCANDESCENT OR EQUIVALENT EACH, TO LIGHT ADEQUATELY
1977
1977-07-19HPD class B: D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE THROUGHOUT CELLAR.
1976
1976-10-27HPD class B: § 65 M/D LAW PROVIDE UNDER COMPLETED PERMIT, A PROPER ENCLOSURE FOR THE CENTRAL HEATING PLANT, CELLAR AT REAR CENTER.
1975
1975-11-14Deed — from LAUB PAULINE to SANTANA ELOINA; SANTANA FELIX
1975-11-14Mortgage — from SANTANA FELIX; SANTAN ELOINA to LAUB HYMAN; LAUB PAULINE; LAUB IRVING M