DOZVOLJENI KUĆNI LJUBIMCI

POUZDAN IZVRŠNI PREGLED

Ova mješovita investicijska prilika nalazi se u jednom od najosnovanijih i najviše ograničenih koridora Long Island Cityja, samo nekoliko koraka od Vernon Boulevarda i obale East Rivera. Lokacija koristi snažnu stambenu gustoću, dosljedan promet kupaca i neposrednu blizinu prijevoza, otvorenih prostora i komunalnih sadržaja.

Nekretnina zauzima otprilike 5.190 četvornih stopa na parceli od 2.500 četvornih stopa i koncipirana je kao zgrada širine 25 stopa koja se sastoji od:

Maloprodaja u prizemlju
Umjetnički studio u stražnjem dijelu
Četiri stana na slobodnom tržištu na katovima iznad

Imovina nudi uravnotežen profil trajnog prihoda i potencijala za kratkoročno iznajmljivanje stanova unutar submarketa koji nastavlja pokazivati dugoročnu dubinu najma i potražnju za kapitalom.

PREGLED NEKRETNINE
Veličina parcele: 2.500 SF
Dimenzije zgrade: 25 ft x 42 ft
Trenutna površina zgrade: 5.190 SF
Klasa zgrade: S3 – Primarno četveroobiteljska s jednom trgovinom i uredom
Zoniranje: M1-4 / R6B

Konfiguracija nekretnine omogućuje stabilan prihod od maloprodaje u bazi dok zadržava stambeni potencijal. Širina i raspored zgrade omogućuju učinkovite stanbene katove u usporedbi s mnogim užim mješovitim nekretninama unutar submarketa.

PROFIL PRIHODA I ANALIZA KAPITALNE STAVI

Nekretnina trenutno generira:
Bruto prihod na mjestu: $326,724
Troškovi: $39,167
Neto operativni prihod na mjestu: $287,557

Nakon stabilizacije stambenih jedinica na tržišne razine:
Pro Forma Bruto prihod: $342,320
Pro Forma Neto operativni prihod: $303,160
To podržava pro forma kapitalizacijsku stopu od otprilike 5,5%.

STAMBENI KOMPONENT
Četiri stambene jedinice su potpuno slobodne i trenutno prazne. Ovo predstavlja trenutnu priliku za iznajmljivanje po važećim tržišnim cijenama bez regulatornih ograničenja.

Nedavni benchmarkovi iznajmljivanja u koridoru Vernon Boulevard / obala pokazuju:
$70–$85 po četvornom stopalu godišnje
Jednosobni stanovi: otprilike $3,400–$4,200 mjesečno
Dvosobni stanovi: otprilike $4,800–$6,000+ mjesečno

Apsorpcija unutar boutique zgrada bez potpuno opremljenih sadržaja ostaje stabilna zbog snažne potražnje najmoprimaca za blizinu obale, pristupom Midtown Manhattanu i lokalnim maloprodajnim ponudama.

Slobodno tržišno stanje stambenih jedinica poboljšava fleksibilnost i smanjuje regulatornu izloženost u odnosu na stanove sa stabiliziranim najmom ili djelomično regulirane nekretnine.

KOMERCIJALNO ZAKUPNINA

To pruža predvidljiv novčani tok kroz preostali najam dok zadržava buduću fleksibilnost za preorijentaciju.

Maloprodajni koridori uz Vernon Boulevard pokazali su otpornost zbog dosljednog pješačkog prometa, rastuće stambene gustoće i ograničenog dostupnog prostora. Odsutnost klauzule o obnovi omogućuje vlasništvu da ponovno procijeni sastav najmodavaca i ekonomiju najma na isteku najma.

ZONIRANJE I STRATEGIJSKA OPČENITOST
Nekretnina se nalazi unutar M1-4 / R6B zoniranja. Ova dupleksna zoniranja podržavaju kontinuiranu mješovitu upotrebu i nude stratešku dugoročnu fleksibilnost, uz uobičajene odobrenja.

ULAGANJA MOGU RAZMATRATI VIŠE STRATEGIJA:

- Zadržati i stabilizirati za trajni novčani tok
- Postupno povećavati stambeni prihod
- Preorijentirati komercijalnu komponentu nakon isteka najma
- Evaluirati dugoročan potencijal preuređenja

Ova fleksibilnost dodaje strukturnu vrijednost iznad trenutnog prihoda.

OSNOVNI TEČAJEVI PODMARKETA

Long Island City i dalje koristi prednosti:

- Blizina Midtown Manhattanu (jedna stanica podzemne željeznice)
- Potražnja za kapitalom u LIC ostala je otporna zbog svoje kombinacije pristupačnosti, dubine najma i pozicioniranja uz obalu. Koridor Vernon Boulevard osobito ostaje jedna od najtraženijih stambenih pocket-a u submarketu.

PETS ALLOWED

CONFIDENTIAL EXECUTIVE OVERVIEW

This Mixed-use investment opportunity is situated in one of Long Island City’s most established and supply-constrained corridors, just moments from Vernon Boulevard and the East River waterfront. The location benefits from strong residential density, consistent retail foot traffic, and immediate proximity to transportation, open space, and neighborhood amenities.

The property spans approximately 5,190 square feet on a 2,500-square-foot lot and is configured as a 25-foot-wide building consisting of:

Ground-floor retail
Rear artist studio
Four free-market residential apartments above

The asset offers a balanced profile of durable in-place income and near-term residential lease-up potential within a submarket that continues to demonstrate long-term rental depth and capital demand.



PROPERTY OVERVIEW
Lot Size: 2,500 SF
Building Dimensions: 25 ft x 42 ft
Current Building Area: 5,190 SF
Building Class: S3 – Primarily Four-Family with One Store & Office
Zoning: M1-4 / R6B

The property’s configuration allows for stable retail income at the base while preserving residential upside. The building width and layout provide efficient residential floor plates relative to many narrower mixed-use assets within the submarket.

INCOME PROFILE & CAP RATE ANALYSIS

The property currently generates:
In-Place Gross Revenue: $326,724
Expenses: $39,167
In-Place Net Operating Income: $287,557


Upon stabilization of the residential units to market levels:
Pro Forma Gross Revenue: $342,320
Pro Forma Net Operating Income: $303,160
This supports a pro forma capitalization rate of approximately 5.5%.


RESIDENTIAL COMPONENT
The four residential units are fully free-market and currently vacant. This presents an immediate opportunity to lease at prevailing market rents without regulatory restrictions.

Recent leasing benchmarks in the Vernon Boulevard / waterfront corridor indicate:
$70–$85 per square foot annually
One-bedroom units: approximately $3,400–$4,200 per month
Two-bedroom units: approximately $4,800–$6,000+ per month

Absorption within boutique buildings lacking full-service amenities remains steady due to strong tenant demand for proximity to the waterfront, Midtown Manhattan access, and neighborhood retail offerings.

The free-market nature of the residential units enhances flexibility and reduces regulatory exposure relative to rent-stabilized or partially regulated assets.

COMMERCIAL TENANCY

This provides predictable cash flow through the remaining lease term while preserving future flexibility for repositioning.

Retail corridors along Vernon Boulevard have demonstrated resilience due to consistent pedestrian traffic, growing residential density, and limited available frontage. The absence of a renewal clause allows ownership to reassess tenant mix and rental economics at lease expiration.

ZONING & STRATEGIC OPTIONALITY
The property is located within an M1-4 / R6B zoning district. This dual zoning structure supports continued mixed-use occupancy and offers strategic long-term flexibility, subject to customary approvals.

Investors may consider multiple strategies:

- Hold and stabilize for durable cash flow
- Incrementally enhance residential revenue
- Reposition the commercial component upon lease expiration
- Evaluate longer-term redevelopment potential

This flexibility adds structural value beyond the current income stream.

SUBMARKET FUNDAMENTALS

Long Island City continues to benefit from:

- Proximity to Midtown Manhattan (one subway stop)
- Capital demand in LIC has remained resilient due to its combination of accessibility, rental depth, and waterfront positioning. The Vernon Boulevard corridor in particular remains one of the submarket’s most sought-after residential pockets.