A modest record — below the level that usually signals systemic problems. More recorded distress than 82% 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 10. In ZIP 11694, 88% of residential buildings hold an A and
1% 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
3 total — 0 class C (immediately hazardous), 2 class B, 1 class A. Oldest open since 2008-09-08.
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.
$655 in enforcement penalties imposed (ECB/OATH) in the last three years.
What 311 hears from this address
24 service requests in the last three years. Most common: Illegal Parking (12) · Noise (6) · Food Establishment (2) · Street Condition (1) · Obstruction (1) · Panhandling (1).
Filed construction activity
$446,000 in permitted construction work filed since
2016 (11 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 (1920)
No
Six or more residential units (2)
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).
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$781,000
$46,860
2026
$936,000
$56,160
2027
$856,000
$51,360
The city's market estimate has risen
10% between tax years 2025 and 2027.
2 Food Establishment complaints to 311 at this address in the last three years (most often: Food Temperature, 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.
In the city's stormwater flood map only under the extreme-storm
scenario (3.66 in/hr cloudburst with 2080 sea levels) — an Ida-scale event.
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
Rockaway Park-Beach 116 St — A S · 200 ft straight-line (about a 1-minute walk) · station accessibility: full
Bus
Nearest boarding stop: Rockaway Beach Blvd / Beach 116 St — Q35 · 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.
24 311 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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $950,000 on
2022-03-16 (lender: TD Bank, N.A.). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2022-03-16
AL&R $950,000 — from LUCA DEVELOPMENT LLC to TD BANK, N.A.
$950,000
2022-03-16
Mortgage $950,000 — from LUCA DEVELOPMENT LLC to TD BANK, N.A.
$950,000
2019-09-16
Deed $650,000 — from O'SULLIVAN (DECEASED), MARY C; CLIFFORD (AS EXECUTOR), PATRICK G; THE ESTATE OF MARY C. O' to LUCA DEVELOPMENT, LLC
$650,000
2019-08-22
Sold for $650,000
$650,000
$325,000
2014-10-10
Mortgage $296,875 — from O'SULLIVAN, MARY C to VELOCITY COMMERCIAL CAPITAL, LLC
$296,875
2013-05-15
Deed $160,500 — from 115-10 ROCKAWAY BEACH BOULEVARD CORP, A to O'SULLIVAN, MARY C
$160,500
1999-04-29
Mortgage $125,000 — from 115-10 ROCKAWAY BEACH BLVD CORP to GREENPOINT MORTGAGECORP
$125,000
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
27
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
0
0
1
2
2018
0
1
4
0
0
5
2019
7
1
1
3
0
12
2020
9
6
1
0
0
16
2021
3
2
9
0
0
14
2022
4
1
11
2
0
18
2023
3
2
20
0
2
27
2024
1
2
10
0
1
14
2025
3
1
1
0
1
6
2026
0
0
8
0
1
9
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
2025-02-11Certificate of occupancy Renewal Without Change
2024
2024-12-06Boiler inspection
2024-11-25Certificate of occupancy Renewal Without Change
2024-11-04FDNY inspection (RISK)
2024-09-27ECB CLASS - 2 violation: FAILURE TO FILE REQUIRED ANNUAL BOILER INSPECTION REPORTS FOR LOW-PRESSURE BOILER 40000170632N0001 IN ACCORDANCE WITH THE RULES OF$655
2023-07-12Permit General Construction — Signed-off
2023-07-10Job filed: Proposed 26.5' x 19.5' retractable awning and retractable glass partitions in rear patio area. No change in use, egress or occupancy.$45,000
2023-07-05Job filed: Proposed 26.5' x 19.5' retractable awning and retractable glass partitions in rear patio area. No change in use, egress or occupancy.$45,000
2021-07-02311: Illegal Parking — Parking Permit Improper Use
2021-06-30DOB complaint, category ?
2021-06-22311: Outdoor Dining — Barrier Condition
2021-06-06311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2021-04-25311: NonCompliance with Phased Reopening — Restaurant/Bar Not in Compliance
2021-04-01Permit AL — ISSUED
2021-02-22Permit Boiler Equipment — Signed-off
2021-02-16Job filed: FILING HEREWITH PLANS AND APPLICATION FOR INSTALLATION OF TWO GAS-FIRED COMBI- BOILERS ( REFER TO PLUMBING PLANS) FILED UNDER JOB APPLICAITON# Q00251$10,000
2020
2020-11-19Job filed: REPLACEMENT OF FIXTURES AND INSTALLATION OF NEW FIXTURES AS SHOWN ON PLANS. FILED IN CONJUNCTION WITH ALT1 APPLICATION NUMBER 421912540.$15,000
2020-09-03Job filed: REPLACEMENT OF FIXTURES AND INSTALLATION OF NEW FIXTURES AS SHOWN ON PLANS. FILED IN CONJUNCTION WITH ALT1 APPLICATION NUMBER 421912540.$15,000
2020-08-05Permit Mechanical Systems — Signed-off
2020-07-29Permit Plumbing — Signed-off
2020-05-12Permit AL — ISSUED
2020-04-01311: General Construction/Plumbing — Building Permit - None
2020-04-01DOB complaint, category ?
2020-03-24Permit Construction Fence — Signed-off
2020-03-18Job filed: FILING HEREWITH PLANS AND APPLICATION FOR A NEW 8' WOODEN TEMPORARY FENCE . JOB FILED IN CONJUNCTION WITH JOB #421912540$1,000
2020-03-11ECB CLASS - 1 violation: BC330342-CONTAINERS.AT THE TIME OF INSPECTION I OBSERVED AN UNCOVERED CONTAINER ADJACENT TO THE SIDEWALK CURB IN THE STREET IN FRO$2,500
2020-03-11ECB CLASS - 2 violation: FENCES.AT THE TIME OF INSPECTION I OBSERVED A FENCE AT EXPO#1.THE WAS INADEQUATELY CONSTRUCTED AND INSTALLED AS PER THE SUB SECTIO
2020-03-11ECB CLASS - 1 violation: WORK WITHOUT A PERMIT.AT THE TIME OF INSPECTION I OBSERVED AT EXPO#1 AND ADJACENT TO THE CURB A FENCE OBSTRUCTING THE SIDEWALK AND
2020-03-11DOB complaint, category ?
2020-03-11DOB complaint, category ?
2020-01-30Permit AL — ISSUED
2020-01-13Permit AL — ISSUED
2019
2019-12-09Permit EW — ISSUED
2019-11-20311: Street Condition — Rough, Pitted or Cracked Roads
2019-11-18Job filed: REPLACEMENT OF FIXTURES AND INSTALLATION OF NEW FIXTURES AS SHOWN ON PLANS. FILED IN CONJUNCTION WITH ALT1 APPLICATION NUMBER 421912540.$15,000
2019-11-18Job filed: MECHANICAL SYSTEM FILING IN CONJUNCTION WITH ALT1 APPLICATION# 421912540. VIEW PLUMBING APPLICATION Q00251739 FOR RELATED PLUMBING.$15,000
2019-11-13Permit EW — ISSUED
2019-11-07FDNY inspection (RISK)
2019-11-01Job filed: INTERIOR REMOVAL OF NON LOAD BEARING PARTITIONS,AS PER PLAN$30,000
2019-11-01Job filed: INTERIOR REMOVAL OF NON LOAD BEARING PARTITIONS,AS PER PLAN$30,000
2019-10-22Job filed: INTERIOR RENOVATION OF EXISTING EATING AND DRIKING ESTABLISHMENT ON 1ST FLOOR. VERTICAL EXTENSION ON 2ND FLOOR CONVERT 1 FAMILY TO 2 FAMILY ON 2ND FLO$225,000
2019-09-16Deed $650,000 — from O'SULLIVAN (DECEASED), MARY C; CLIFFORD (AS EXECUTOR), PATRICK G; THE ESTATE OF MARY C. O' to LUCA DEVELOPMENT, LLC$650,000
2019-09-12Mortgage satisfied — from O'SULLIVAN, MARY C to US BANK NATIONAL ASSOCIATION; VELOCITY COMMERCIAL CAPITAL LOAN TRUST 2; VELOCITY COMMERCIA
2018-01-29311: Street Condition — Defective Hardware
2017
2017-11-01FDNY inspection (RISK)
2017-09-25Boiler inspection
2016
2016-10-08ECB CLASS - 2 violation: FAILURE TO COMPLY W/THE COMM'S ORDER CONTAINED IN NOV #35196724K ISSUED ON 08/20/16 & TO FILE A C OF C PURSUANT TO 28-201.1;28-204
2016-10-08ECB CLASS - 2 violation: FAILURE TO COMPLY W/THE COMM'S ORDER CONTAINED IN NOV #35196723Z ISSUED ON 08/20/16 & TO FILE A C OF C PURSUANT TO 28-201.1;28-204
2016-08-23311: Miscellaneous Categories — Inspection Work Order (DOB)
2016-08-23DOB complaint, category ?
2016-08-21311: Emergency Response Team (ERT) — M.A.R.C.H. Program (Interagency)
2016-08-21DOB complaint, category ?
2016-08-20ECB CLASS - 1 violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE C OF O. NOTED: C OF O# 215580 SHOWS NO USE OF OCCUPANCY FOR THE REAR YARD WHEN IN FACT T$2,400
2016-08-20ECB CLASS - 1 violation: FAILURE TO MAINTAIN BLDG IN A CODE COMPLIANT MANNER. FAILURE TO PROVIDE NUMBER OF REQUIRED MEANS OF EGRESS FOR EVERY FLR PER BC101$1,200
2016-02-17311: Water System — Hydrant Leaking (WC1)
2016-01-21Mortgage assigned — from VELOCITY COMMERCIAL CAPITAL LLC to U.S. BANK NATIONAL ASSOCIATION
2016-01-14FDNY inspection (RISK)
2015
2015-11-14311: Emergency Response Team (ERT) — M.A.R.C.H. Program (Interagency)
2015-11-14DOB complaint, category ?
2015-02-21311: Emergency Response Team (ERT) — M.A.R.C.H. Program (Interagency)
2015-02-21DOB complaint, category ?
2014
2014-10-10Mortgage $296,875 — from O'SULLIVAN, MARY C to VELOCITY COMMERCIAL CAPITAL, LLC$296,875
2014-06-03311: Street Condition — Defective Hardware
2014-05-09311: Plumbing — Plumbing Work - Illegal/No Permit/Standpipe/Sprinkler
2014-05-09DOB complaint, category ?
2014-02-27FDNY inspection (RISK)
2013
2013-12-13311: Building/Use — Illegal Conversion Of Residential Building/Space
2013-12-13DOB complaint, category ?
2013-05-15Deed $160,500 — from 115-10 ROCKAWAY BEACH BOULEVARD CORP, A to O'SULLIVAN, MARY C$160,500
2012
2012-03-03311: Broken Muni Meter — No Receipt
2011
2011-12-27311: ELECTRIC — ELECTRIC-SUPPLY
2011-12-27Tenant complaint: ELECTRIC — ELECTRIC-SUPPLY
2011-12-21HPD class B: SECTION 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF EXPOSE ELECTRIC WIRE CEILING IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT
2011-12-21HPD class B: SECTION 27-2005 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF EXPOSE ELECTRIC WIRE AT CEILING IN THE 2nd ROOM FROM EAST AT SOUTH LOCATED AT
2011-12-17311: HEATING — HEAT
2011-12-17Tenant complaint: HEATING — HEAT RELATED
2011-06-23DOB complaint, category ?
2011-06-22DOB violation C:
2009
2009-12-31DOB violation LBLVIO:
2009-08-06ECB CLASS - 2 violation: FAILURE TO COMPLY W/ AN ORDER OF THE COMMISSIONER TO FILE A CERT OF CORRECTION W/ THE DOB FOR NOTICE OF VIOLATION NUMBER 34762359Z$800
2009-08-06DOB complaint, category ?
2009-05-13Mortgage satisfied — from 115-10 ROCKAWAY BEACH BLVD. CORP to GREENPOINT MORTGAGE FUNDING, INC; GREENPOINT MORTGAGE CORP.
2009-05-13TL&R — from 115-10 ROCKAWAY BEACH BLVD. CORP to GREENPOINT MORTGAGE CORP.; GREENPOINT MORTGAGE FUNDING, INC
2009-04-14Tenant complaint: PLUMBING — BASIN/SINK
2009-04-14Tenant complaint: GENERAL — DOORS
2009-04-14Tenant complaint: NONCONST — VERMIN
2009-04-14Tenant complaint: PLUMBING — TOILET
2009-04-14Tenant complaint: PAINT/PLASTER — WALL
2009-04-14Tenant complaint: ELECTRIC — ELECTRIC-SUPPLY
2009-04-14Tenant complaint: PAINT/PLASTER — WALL
2009-04-14Tenant complaint: GENERAL — MOLD
2009-04-14Tenant complaint: HEATING — HEAT RELATED
2009-03-02Job filed: APPLICATION IS TO OBTAIN REQUIRED APPROVAL & WORK PERMIT FOR REMOVAL OF BRICK FACING AT SECOND FLOOR LEVEL OF BUILDING FRONT FACADE & REPLACEM$7,400
2009-03-02Job filed: APPLICATION IS TO OBTAIN REQUIRED APPROVAL & WORK PERMIT FOR REMOVAL OF BRICK FACING AT SECOND FLOOR LEVEL OF BUILDING FRONT FACADE & REPLACEM$7,400
2009-03-02Job filed: APPLICATION IS TO OBTAIN REQUIRED APPROVAL & WORK PERMIT FOR REMOVAL OF BRICK FACING AT SECOND FLOOR LEVEL OF BUILDING FRONT FACADE & REPLACEM$7,400
2009-02-05DOB complaint, category ?
2009-02-04ECB CLASS - 1 violation: WORK W/O A PERMIT NOTED AT FRONT OF PREMISES REMOVED BRICK FACADE AT 2ND FL TO PARAPIT APPROX 20FTWX15FTH AREA IS COVERED WITH VAP$1,600
2009-01-02DOB complaint, category ?
2008
2008-10-21City emergency repair (OMO): (apt # 2) at room east south (1) and room east south (2): trace and repair the source of water leak and loose plaster. a$500
2008-09-08HPD class A: SECTION 27-2005 ADMIN. CODE: REFIT WINDOWS TOTAL 9 IN THE ENTIRE APARTMENT LOCATED AT APT 2, 2nd STORY
2008-09-07Tenant complaint: PLUMBING — WATER SUPPLY
2008-09-07Tenant complaint: PAINT/PLASTER — WALL
2008-09-07Tenant complaint: PLUMBING — BASIN/SINK
2008-09-07Tenant complaint: PAINT/PLASTER — WALL
2007
2007-10-11ECB Hazardous violation: WORK W/O A PERMIT.WORK NOTED:AT 2ND FL(FRONT)LEVEL OF PREMISES INSTALLED WATER & WASTE LINES FOR A 3PC BATHROOM(TOILET,WASH BASIN,$800
2007-10-11ECB Hazardous violation: RESIDENCE ALTERED FOR OCCUPANCY AS A DWELLING FOR MORE THAN THE LEGALLY APPROVED # OF FAMILIES.THE DEPT OF BLDGS RECORDS C.O#Q2155$3,050
2007-09-28Tenant complaint: NONCONST — VERMIN
2007-09-28Tenant complaint: NONCONST — VERMIN
2007-09-05DOB complaint, category ?
2005
2005-01-31DOB violation LL6291:
2000
2000-02-07DOB violation LL6291:
1999
1999-08-23Permit PL — ISSUED
1999-08-20Permit EW — ISSUED
1999-08-20Permit EQ — ISSUED
1999-07-21Permit EW — ISSUED
1999-04-29Mortgage assigned — from 115-10 ROCKAWAY BEACH BLVD. CORP to GREENPOINT MORTGAGECORP
1999-04-29Mortgage $125,000 — from 115-10 ROCKAWAY BEACH BLVD CORP to GREENPOINT MORTGAGECORP$125,000
1999-04-29Deed — from MANNINO, GIUSEPPE to 115-10 ROCKAWAY BEACH BOULEVARD CORP
1999-03-16DOB violation LL6291:
1998
1998-05-04DOB violation LL6291:
1997
1997-01-07Deed — from CHOLAKIS, GEORGE; CHOLAKIS, GARY K to MANNINO, GIUSEPPE
1997-01-07PAT — from CHOLAKIS, GEORGE to CHOLAKIS, GARY K
1995
1995-08-29DOB violation LL6291:
1994
1994-05-11Permit AL — ISSUED
1992
1992-05-26Permit EW — ISSUED
1989
1989-08-21DOB violation ES: AL
1989-06-30DOB complaint, category ?
1989-04-10DOB violation C: MD
1988
1988-10-05ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BLDG. WALLS FRAME STRUCTURE AT REAR IS INSTATE OF NEGLECT AND DISREPAIR WOOD STOP ROTTED AND DEFECTIV
1983
1983-12-29Deed — from CHOLAKIS, IRIS to CHOLAKIS, GEORGE; CHOLAKIS, GARY