123-10 Ocean Promenade
123-10 Ocean Promenade in Breezy Point, Queens, has 32 open HPD violations, 7 of them class C, and 1 of 81 units is rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (66/100).
Condo · Mixed residential & commercial · 81 units · Built 1961
A condominium: each apartment has its own owner, so the landlord is an individual unit owner, and the building's record mixes many owners. Condo units are not rent-stabilized.
StreetSpy grade: C (Fair, 66/100)
- 7 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 8 heat or hot water complaints to 311 in the last 12 months.
- The owner's bedbug filings report 2 infested units over the last 3 years.
- 1 of 81 units are rent-stabilized; 3 on the 2007 tax bill.
- Repairs: Medium (32 open, 7 class C), records as of Oct 26, 2026
- Heat and hot water: 8 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Medium (2 infested units, 3 yr), records as of Oct 28, 2026
- Safety: Clear (No open DOB violations), records as of Oct 26, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
32 open violations: 7 class C (immediately hazardous), 12 class B, 13 class A. 9 issued in the last 12 months. 56 on record. Oldest open violation issued 2004-03-18. Newest violation issued 2025-12-16.
0 closed in the last 90 days. Median 25 days from issue to close for the 9 violations closed in the last 12 months.
- Class C: Self-closing door not working (hallway). , 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING WOOD WEDGE AT DOOR LEADING TO WEST SECTION, BASEMENT STORY AT PUBLIC HALL, issued 2025-03-26. HPD violation 17781889
- Class C: Self-closing door not working (hallway). , 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING WOOD WEDGE AT WEST CENTER DOOR LEADING TO LOBBY, BASEMENT STORY AT PUBLIC HALL, issued 2025-03-26. HPD violation 17781888
- Class C: Self-closing door not working (hallway). , 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 MISSING OR DEFECTIVE HINGES, EAST FIREDOOR LEADING TO EAST SECTION, BASEMENT STORY AT PUBLIC HALL, issued 2025-03-26. HPD violation 17781886
- Class C: Self-closing door not working (hallway). , 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 MISSING OR DEFECTIVE LATCH AT COMPACTOR DOOR AT PUBLIC HALL, 6th STORY, issued 2024-11-18. HPD violation 17424656
- Class C: Self-closing door not working (basement). , 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 MISSING OR DEFECTIVE HINGES AT FIRE DOOR LEADING TO EAST AT BASEMENT, issued 2024-11-18. HPD violation 17424660
- Class C: Missing window guards, throughout the apartment, 2nd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 5; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT 3J, 2nd STORY, 5th APARTMENT FROM EAST AT SOUTH (apt 3J), issued 2021-01-04. HPD violation 13965681
- Class C: No heat / heating defect (entrance). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM .. AT LOBBY, 1st STORY, issued 2017-11-20. HPD violation 12081930
- Class B: Garbage not removed (exterior). , 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE EAST. YARD, issued 2024-09-05. HPD violation 17243442
311 housing complaints
9 in the last 12 months, 28 in 5 years. Most common: Heat/Hot Water (8), Unsanitary Condition (1).
Bedbugs
The owner reported 2 infested units in the last 3 years. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.
- 2026: No bedbug filing on record for this year
- 2025: Owner reported 2 infested, 2 treated, 0 re-infested
- 2024: Owner reported 0 infested units
- 2023: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: Owner reported 0 infested units
Buildings department (DOB)
No open DOB violations. 0 DOB violations on record. Check on DOB BIS.
Evictions and housing court
0 executed evictions in the last 3 years (0 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
1 of 81 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).
Rent-stabilized units on city tax bills: 1 in 2024, 3 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: BELLE HARBOR APARTMENT CORP.. Head officer: ROBERT MULHOLLAND. Managing agent: NARROWS MANAGEMENT. See the full portfolio.
Last HPD registration Jul 24, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 4162337501, HPD building ID 685588. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Rockaway Park-Beach 116 St (A, S), 10 min walk
- Beach 105 St (A, S), 19 min walk
- Beach 98 St (A, S), 26 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 32 open (7 class C, 12 class B, 13 class A) | −18 |
| 311 housing complaints (12 mo) | 9 | −8 |
| Bedbug reports (3 yr) | 2 infested units | −8 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 0 |
Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.