A sustained record of distress well beyond its peers. More recorded distress than 95% 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 42.8. In ZIP 11693, 85% of residential buildings hold an A and
5% 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
Open HPD violations
17 total — 11 class C (immediately hazardous), 0 class B, 6 class A. Oldest open since 2018-10-24.
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
12 service requests in the last three years. Most common: Sewer (6) · Illegal Parking (2) · Illegal Dumping (1) · Dead Animal (1) · Street Condition (1) · ELECTRIC (1).
Filed construction activity
No permitted work with a declared cost filed in the last decade. 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 (1940)
No
Six or more residential units (5)
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)
POINT 9710 LLC
Head officer
GENE V PULLO
Managing agent
POINT EQUITIES MANAGEMENT CORP
Last registered
2022-08-16
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
$570,000
$256,500
2026
$684,000
$307,800
2027
$821,000
$369,450
The city's market estimate has risen
44% 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.
25 street-flooding or sewer-backup complaints at this address since
2011 (6 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
Beach 98 St — A S · 300 ft straight-line (about a 1-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Rockaway Beach Blvd / Beach 96 St — Q53-SBS · 400 ft · Select Bus Service
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.
12 311 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: $575,963 on
2026-06-16 (lender: Connectone 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
2026-06-16
AL&R $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK
$1,000,000
2026-06-16
Agreement $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK
$1,000,000
2026-06-16
Mortgage $575,964 — from POINT 9710, LLC to CONNECTONE BANK
$575,964
2017-10-02
Deed $975,000 — from 97-10 ROCKAWAY BEACH LLC to POINT 9710, LLC
$975,000
2017-10-02
Mortgage $499,999 — from POINT 9710, LLC to SUN NATIONAL BANK
$499,999
2017-09-18
Sold for $975,000
$975,000
$195,000
2016-10-04
AL&R $400,000 — from 97-10 ROCKAWAY BEACH LLC to EMIGRANT FUNDING CORPORATION
$400,000
2016-10-04
Agreement $400,000 — from 97-10 ROCKAWAY BEACH LLC to EMIGRANT FUNDING CORPORATION
$400,000
2015-07-01
Mortgage $400,000 — from 97-10 ROCKAWAY BEACH, LLC to C & E REALTY CORP.
$400,000
2015-07-01
Deed $650,000 — from C & E REALTY CORP. to 97-10 ROCKAWAY BEACH, LLC
$650,000
1997-07-07
Mortgage $125,000 — from C & E REALTY CORP to PAM REAL ESTATE HOLDINGS L.P
$125,000
1995-11-15
Mortgage $10,000 — from C & E REALTY CORP to BESANTY, MAKRAM
$10,000
1985-03-01
Mortgage $40,000 — from MAKRAM BESANTY RLTYCORP to BLOSNICK, DOROTHY; ARIOLA, THERESA
$40,000
Ten-year activity
50250
2017
26
2018
2019
2020
2021
2022
2023
2024
2025
2026
EnforcementHousing & tenantsOwnership & money
Show as table
Year
Enforcement
Housing & tenants
Ownership & money
Total
2017
0
0
6
6
2018
1
25
0
26
2019
1
2
0
3
2020
0
5
0
5
2021
2
23
0
25
2022
2
8
0
10
2023
1
4
0
5
2024
1
6
0
7
2025
1
5
0
6
2026
0
9
5
14
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
AL&R $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK
2026-06-16
TL&R — from OCEANFIRST BANK N.A to POINT 9710, LLC
2026-06-16
Mortgage assigned — from OCEANFIRST BANK N.A, S/B/M/T SUN NATIONA to CONNECTONE BANK
2026-06-16
Agreement $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK
2026-06-16
Mortgage $575,964 — from POINT 9710, LLC to CONNECTONE BANK
2026-06-16
311: Sewer — Sewer Backup (Use Comments) (SA)
2026-05-31
311: Sewer — Sewer Backup (Use Comments) (SA)
2026-05-07
HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2026-02-06
311: Sewer — Sewer Backup (Use Comments) (SA)
2026-01-08
311: Sewer — Sewer Backup (Use Comments) (SA)
2026-01-05
311: Sewer — Sewer Backup (Use Comments) (SA)
2025-12-31
311: Sewer — Sewer Backup (Use Comments) (SA)
2025-11-26
HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-11-21
HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
The full timeline
2026
2026-10-04311: ELECTRIC — POWER OUTAGE
2026-10-04Tenant complaint: ELECTRIC — POWER OUTAGE
2026-07-26311: Street Condition — Defective Hardware
2026-06-16AL&R $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK$1,000,000
2026-06-16TL&R — from OCEANFIRST BANK N.A to POINT 9710, LLC
2026-06-16Mortgage assigned — from OCEANFIRST BANK N.A, S/B/M/T SUN NATIONA to CONNECTONE BANK
2026-06-16Agreement $1,000,000 — from POINT 9710, LLC to CONNECTONE BANK$1,000,000
2026-06-16Mortgage $575,964 — from POINT 9710, LLC to CONNECTONE BANK$575,964
2026-05-07HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2025-11-26HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-11-21HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2025-09-24FDNY inspection (RISK)
2025-06-13311: Dead Animal — Dog
2025-06-12HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2024
2024-12-05HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2024-12-03HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2024-10-04311: Illegal Dumping — Removal Request
2024-08-28FDNY inspection (RISK)
2024-04-16HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2023-11-30HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2023-11-27HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2023-03-29HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022
2022-11-16HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2022-11-09311: GENERAL — BELL/BUZZER/INTERCOM
2022-11-09311: Building/Use — Illegal Conversion Of Residential Building/Space
2022-11-09Tenant complaint: GENERAL — BELL/BUZZER/INTERCOM
2022-03-08HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022-03-08HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2021
2021-09-28311: Consumer Complaint — Other
2021-08-26311: Sewer — Other Sewer Problem (Use Comments) (SZZ)
2021-04-16HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021-04-16HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2019-11-07HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2019-11-01HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2018-10-24HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2018-08-07311: Drug Activity — Use Outside
2018-07-03311: Blocked Driveway — No Access
2018-04-05311: DOOR/WINDOW — WINDOW FRAME
2018-04-05311: DOOR/WINDOW — WINDOW FRAME
2018-04-05311: HEAT/HOT WATER — APARTMENT ONLY
2018-04-05311: UNSANITARY CONDITION — PESTS
2018-04-05Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2017-10-02Deed $975,000 — from 97-10 ROCKAWAY BEACH LLC to POINT 9710, LLC$975,000
2017-10-02Mortgage satisfied — from 97-10 ROCKAWAY BEACH, LLC to EMIGRANT FUNDING CORPORATION
2017-10-02TL&R — from EMIGRANT FUNDING CORPORATION
2017-10-02AL&R — from POINT 9710, LLC to SUN NATIONAL BANK
2017-10-02Mortgage $499,999 — from POINT 9710, LLC to SUN NATIONAL BANK$499,999
2017-09-18Sold for $975,000$975,000
2016
2016-11-22HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2016-10-04Mortgage assigned — from C & E REALTY CORP. to EMIGRANT FUNDING CORPORATION
2016-10-04AL&R $400,000 — from 97-10 ROCKAWAY BEACH LLC to EMIGRANT FUNDING CORPORATION$400,000
2016-10-04Agreement $400,000 — from 97-10 ROCKAWAY BEACH LLC to EMIGRANT FUNDING CORPORATION$400,000
2016-02-18311: Bus Stop Shelter Placement — New Bus Stop Shelter Placement
2015
2015-10-16HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2015-07-01Mortgage $400,000 — from 97-10 ROCKAWAY BEACH, LLC to C & E REALTY CORP.$400,000
2015-07-01Mortgage satisfied — from C & E REALTY CORP. to PAM REAL ESTATE HOLDINGS, L.P.
2015-07-01Deed $650,000 — from C & E REALTY CORP. to 97-10 ROCKAWAY BEACH, LLC$650,000
2014-05-17Tenant complaint: WATER LEAK — HEAVY FLOW
2014-05-17Tenant complaint: WATER LEAK — HEAVY FLOW
2013
2013-01-23311: HEATING — HEAT
2013-01-23Tenant complaint: HEATING — HEAT RELATED
2012
2012-12-05311: HEATING — HEAT
2012-12-05Tenant complaint: HEATING — HEAT RELATED
2012-12-04311: HEATING — HEAT
2012-12-04Tenant complaint: HEATING — HEAT RELATED
2012-12-04HPD class C: § 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF STORM DAMAGE RESULTING IN THE LOSS OF ESSENTIAL SERVICES AND RESTORE PREMI
2012-11-29311: HEATING — HEAT
2012-11-29Tenant complaint: HEATING — HEAT RELATED
2010-04-01311: Water System — Leak (Use Comments) (WA2)
2010-03-23311: New Tree Request — For One Address
1997
1997-12-26Permit PL — ISSUED
1997-12-26Permit PL — ISSUED
1997-07-17Permit AL — ISSUED
1997-07-07Mortgage $125,000 — from C & E REALTY CORP to PAM REAL ESTATE HOLDINGS L.P$125,000
1997-07-07Mortgage satisfied — from C & E REALTY CORPORATION to BESANTY, MAKRAM
1997-02-06DOB violation UB:
1997-02-06DOB violation UB:
1997-01-10DOB complaint, category ?
1995
1995-11-15Deed — from BESANTY, MAKRAM to C & E REALTY CORP
1995-11-15Mortgage $10,000 — from C & E REALTY CORP to BESANTY, MAKRAM$10,000
1994
1994-06-07DOB violation LL6291:
1993
1993-06-28DOB violation LL6291:
1988
1988-03-30Mortgage satisfied — from MAKRAM BESANTY REALTY CO to BLOSNICK, DOROTHY ETAL
1986
1986-04-11Deed — from MAKRAM BESANTY RLTYCORP to BESANTY, MAKRAM
1985
1985-06-05HPD class I: D26-35.01 ADM CODE ABOVE PREMISES HAVE BEEN VACANT AND UNTENANTED EXCEPT FOR CARETAKER FOR 60 DAYS OR MORE, AND CANNOT BE REOCCUPIED UNTIL A
1985-04-16HPD class C: D26-17.07 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES KITCHEN & BATHROOM 1 STY APT 4 REAR UNIT. LOCATED AT APT 4
1985-03-01Mortgage $40,000 — from MAKRAM BESANTY RLTYCORP to BLOSNICK, DOROTHY; ARIOLA, THERESA$40,000
1985-03-01Deed — from DE ROSA, ANTONIO(EX/OF) to MAKRAM BESANTY RLTYCORP
1983
1983-01-20HPD class A: D26-20.08,20.09 ADM CODE FILE CERTIFICATION OF SATISFACTORY INSTALLATION OF SMOKE DETECTING DEVICE IN ACCORDANCE WITH H.P.D. RULES AND REGUL
1974
1974-09-11HPD class A: D26-31.09 ADM CODE PROVIDE UNDER COMPLETED PERMIT SANITARY FACILITIES FOR EACH 6 PERSONS OR REMAINDER THEREOF FOR CLASS B ROOMS BY INSTALLIN
1973
1973-07-24HPD class A: D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WALLS AROUND SCUTTLE LADDER 2 STY PUBLIC H