A meaningful record of code violations or complaints relative to its peers. More recorded distress than 93% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 36.7. In ZIP 11235, 80% of residential buildings hold an A and
3% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
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.
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
49 service requests in the last three years. Most common: Illegal Parking (22) · Food Establishment (6) · General Construction/Plumbing (5) · Consumer Complaint (2) · Food Poisoning (2) · Water Conservation (2).
Filed construction activity
$202,254 in permitted construction work filed since
2016 (10 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 (1927)
No
Six or more residential units (1)
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 with HPD — the names behind the building
Registered owner(s)
291 OWNER LLC
Head officer
MICHAEL GEYLIK
Managing agent
291 OWNER LLC
Last registered
2025-10-27
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
$724,000
$325,800
2026
$836,000
$376,200
2027
$832,000
$374,400
The city's market estimate has risen
15% between tax years 2025 and 2027.
2 food-poisoning reports to 311 at this address in the last three years (0 with three or more people sick) 6 Food Establishment complaints to 311 at this address in the last three years (most often: No Permit or License, Food Preparation Location, Rodents/Insects/Garbage) · complaints filed by the public; DOHMH investigates, outcomes aren't published.
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.
15 street-flooding or sewer-backup complaints at this address since
2010 (1 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
Brighton Beach — B Q · 650 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Brighton Beach Av / Brighton 3 St — B1 B68 · 100 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.
49 311 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: $2,642,000 on
2022-04-29 (lender: Ponce Bank), 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
2022-04-29
Deed $3,775,000 — from BELLO, TRUSTEE, LORI ELLYN; THE SHEILA CARROLL REVOCABLE TRUST; CARROLL, TRUSTEE, MARCY AN to 291 OWNER, LLC
$3,775,000
2022-04-29
Mortgage $2,642,000 — from 291 OWNER, LLC to PONCE BANK
$2,642,000
2022-04-12
Sold for $3,775,000
$3,775,000
$3,775,000
Ten-year activity
50250
2017
2018
2019
2020
2021
34
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
6
3
11
0
1
21
2018
0
5
9
0
1
15
2019
4
0
3
0
1
8
2020
0
0
11
0
1
12
2021
0
1
26
0
1
28
2022
6
4
20
4
0
34
2023
0
4
15
0
2
21
2024
0
2
8
0
2
12
2025
2
5
26
0
1
34
2026
0
0
12
0
1
13
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2026-02-09311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2026-02-09311: Water Conservation — Water Meter Broken/Leaking - Private Residence (CMR)
2025
2025-12-17311: Illegal Parking — Blocked Sidewalk
2025-12-17311: Illegal Parking — Blocked Hydrant
2025-12-05Permit Plumbing — Permit Issued
2025-12-03Job filed: proposing to replace existing plumbing fixtures on existing roughing as per plans filed no change in use egress or occupancy$10,000
2025-01-28ECB CLASS - 1 violation: OBSERVED A ATTACHED ROOF STRUCTURE, (HORIZONTAL EXTENTION) WITH SMALL SHED WIRED WITH ELECTRICAL LIGHTING WITHOUT PERMITS., OBTAIN
2025-01-28ECB CLASS - 2 violation: OBSERVED A ATTACHED ROOF STRUCTURE, (HORIZONTAL EXTENTION). WITHOUT PERMITS., OBTAIN ALL PERMITS; OBTAIN PERMITS
2025-01-27Restaurant inspection: GENATSVALE GEORGIAN BAKERY — grade A
2025-01-27311: General Construction/Plumbing — Building Permit - None
2025-01-27DOB complaint, category ?
2025-01-19311: Food Establishment — No Permit or License
2022-12-27Job filed: PROPOSED INTERIOR GUT RENOVATION OF 2ND FLOOR APARTMENTS AND 2 VACANT STORES AT PART OF 1ST FLOOR AS PER PLAN. PROPOSED MECHANICAL WORK AS PER PLAN. N$51,289
2022-12-08311: General Construction/Plumbing — Building Permit - None
2022-10-26311: General Construction/Plumbing — Cons - Contrary/Beyond Approved Plans/Permits
2022-10-26DOB complaint, category ?
2022-09-11311: Consumer Complaint — Retail Store
2022-09-08Permit Plumbing — Signed-off
2022-09-01Job filed: PROPOSED PLUMBING WORK AT 2ND FLOOR APARTMENTS AS PER PLAN.$15,400
2022-05-27311: Consumer Complaint — Electronics Store
2022-05-27311: Drug Activity — Use Indoor
2022-05-20Job filed: PROPOSED INTERIOR GUT RENOVATION OF 2ND FLOOR APARTMENTS AND 2 VACANT STORES AT PART OF 1ST FLOOR AS PER PLAN. PROPOSED MECHANICAL WORK AS PER PLAN. N$51,289
2022-04-29Deed $3,775,000 — from BELLO, TRUSTEE, LORI ELLYN; THE SHEILA CARROLL REVOCABLE TRUST; CARROLL, TRUSTEE, MARCY AN to 291 OWNER, LLC$3,775,000
2022-04-29AL&R — from 291 OWNER, LLC to PONCE BANK
2022-04-29Mortgage $2,642,000 — from 291 OWNER, LLC to PONCE BANK$2,642,000
2018-10-30311: Other Enforcement — E3B Sidewalk Obstruction
2018-10-30ECB CLASS - 2 violation: WORK WITHOUT A PERMIT.OBSERVED THREE AIR CONDITIONING CONDENSING UNITSINSTALLED ON THE ROOF ON STEEL BEAMS.ALSO OBSERVED 2 AIR HAN$620
2018-10-23311: Other Enforcement — E3B Sidewalk Obstruction
2018-01-24311: Other Enforcement — E3B Sidewalk Obstruction
2017
2017-11-15Boiler inspection
2017-10-23Permit EW — ISSUED
2017-10-19Job filed: INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM. ALL COOKING EQUIPMENT TO BE ELECTRIC. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$2,500
2017-10-11311: Other Enforcement — E3B Sidewalk Obstruction
2017-09-05311: Other Enforcement — E3B Sidewalk Obstruction
2017-08-14311: General Construction/Plumbing — Egress - Doors Locked/Blocked/Improper/No Secondary Means
2008-04-04Job filed: REPLACE BOILER AND BURNER. NO CHANGE IN USE, EGRESS OR OCCUPANCY.
2008-03-09Tenant complaint: NONCONST — VERMIN
2008-03-09Tenant complaint: NONCONST — VERMIN
2008-03-09Tenant complaint: NONCONST — VERMIN
2006
2006-01-06DOB violation LL6291:
2003
2003-03-19DOB violation LL6291:
2002
2002-03-26DOB violation LL6291:
2000
2000-09-21Permit EW — ISSUED
2000-09-21Permit EW — ISSUED
2000-09-13Job filed: OIL FIRED BOILER/BURNER REPL. NO CHANGE IN USE, EGRESS, OR OCC UPANCY.
2000-09-13Job filed: OIL FIRED BOILER/BURNER REPL. NO CHANGE IN USE, EGRESS, OR OCC UPANCY.
1999
1999-06-22Deed — from CARROLL, SHEILA; CARROLL, SHELDON R to CARROLL, SHELDON R; CARROLL, SHEILA
1997
1997-08-19ECB Non-Hazardous violation: WORK WITHOUT A PERMIT. HAVING PLACED A PARTITION TO SEAL OFF FIRST FLOOR APARTMENT TO REAR CREATING AN ILLEGAL APARTMENT AT FRO
1995
1995-07-17DOB complaint, category ?
1993
1993-08-16DOB violation LL6291:
1990
1990-09-07Deed — from CARROLL, SHEILA to CARROLL, SHEILA; CARROLL, SHELDON R