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for saleRealtyLens property overview
$1,149,000
45 Oceana Dr E Apt 4G
Brooklyn, NY, 11235
View more Brooklyn, NY property pages3Beds
2Baths
1,238Sqft
$928$/sqft
Market Insights
Above nearby median+60%
$928/sqft vs a nearby median of $581/sqft.
Nearby median$581/sqft
Nearby properties8
Property size1,238 sqft
- +60% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 1,238 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$708k$654k – $762k · 64% confidence
vs ask $1.15M+$441k (+38.4%)
Asking price is about 38.4% above where comps + adjustments land — there is room to negotiate.
$590/sqft median across 7 tight comps × 1,238 sqft= $730k
- Open Class C HPD violations−$33k −4.5%
- Transit access+$18k +2.5%
- Days-on-market gravity−$15k −2.0%
- Modern construction+$11k +1.5%
- Moderate flood-area edge−$4k −0.5%
Cumulative NYC adjustments−$22k−3.0%
Property Read
The property is priced above the nearby median per square foot, so condition, building quality, and exact location need to justify the higher ask.
Price history is still limited; review again as more market activity becomes available.
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Listing Details
- Days on market
- 122 days
- Last price change
- No change recorded
- Listed
- Jan 10, 2026
- Photos
- 17 photos
- Property type
- condos
- Status
- for sale
Photos
Building Facts
- Year built
- 2003
- Stories
- 12
- Total units
- 93
- Residential units
- 71
- Building area
- 2.12 ac
- Lot size
- 23,634 sqft
- Land use
- Multi-family elevator buildings
- Building class
- R4
From NYC public records where available.
Price History
May 4, 2026Initial record
$1,149,000for sale
Public Records
DOB violations9 open
34 total recorded against the building
HPD violations15 open
3 class C (immediately hazardous)
ACRIS documents0
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)35,678
Top: illegal parking
Top complaint types in ZIP 11235
- Illegal Parking10,744
- Blocked Driveway3,107
- HEAT/HOT WATER2,354
- Noise - Residential2,049
- Dirty Condition870
Recent DOB
- Oct 19, 2020V*-DOB VIOLATION - Resolved · E-ELEVATOR ELEVATORREQUIRED
- Oct 19, 2020V*-DOB VIOLATION - Resolved · E-ELEVATOR ELEVATORREQUIRED
- Nov 8, 2019V-DOB VIOLATION - ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED
- Nov 8, 2019V-DOB VIOLATION - ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED
Recent HPD
- Sep 18, 2024Class C · § 27-2043.1 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 CHAPTE...
- Sep 12, 2024Class B · § 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER TNAN 10SQ.FT AT EAST WALL IN THE 2nd ROOM FROM EAST LOCATED AT APT 1D, 1st STORY, 1s...
- Sep 12, 2024Class B · § 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR EAST WALL IN THE 2nd ROOM FROM EAST LOCATED AT APT 1D, 1st STORY, 1st APARTMENT...
- Apr 16, 2024Class B · § 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT NORTH WALL IN THE 3rd ROOM FROM EAST LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM E...
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.