ANIMAY PÈMÈT

OVERVIV KONDIFANSYAL

Opòtinite envestisman sa a melanj se sitiye nan youn nan koridò ki pi etabli ak restriksyon sou pwovizyon nan Long Island City, jis kèk moman soti nan Vernon Boulevard ak rivyè East la. Kote a benefisye de yon dansite rezidansyèl fò, yon trafik pye ki konsistan, ak pwoksimite imedya ak transpò, espas ouvè, ak ameni katye.

Pwopriyete a gen yon zòn apeprè 5,190 pye kare sou yon tè 2,500 pye kare ak konfigirasyon kòm yon bilding laj 25 pye ki konpoze de:

Magazen nan premye etaj
Atelye atis dèyè
Katre apatman rezidansyèl nan mache lib anlè

Asè a ofri yon pwofil balanse de revni dirab nan plas ak potansyèl lwe rezidansyèl kout tèm nan yon sou-mache ki kontinye montre yon pwofondè lwe alontèm ak demann kapital.

APERÇU PWOPRIYETE
Taille tè: 2,500 SF
Dimansyon bilding: 25 pye x 42 pye
Zòn Bilding Kouran: 5,190 SF
Klas Bilding: S3 - Sitou Kat-Fanmi ak Youn Magazen & Biwo
Zonaj: M1-4 / R6B

Konfigirasyon pwopriyete a pèmèt yon revni komèsyal estab nan baz la pandan l ap prezève ogmantasyon rezidansyèl la. Laj ak plan bilding lan bay plancher rezidansyèl efikas an rapò ak anpil byen melanj pi etwat nan sou-mache a.

PROFIL REVNI & ANALIZ TO KAP

Pwopriyete a kounye a jenere:
Revni Brè Net: $326,724
Depans: $39,167
Revni Net Operasyon Nan Plas: $287,557

Lè inite rezidansyèl yo estabilize nan nivo mache:
Revni Brè Pro Forma: $342,320
Revni Net Operasyon Pro Forma: $303,160
Sa a sipòte yon to kapitalizasyon pro forma apeprè 5.5%.

KOMPOSAN REZIDANSYÈL
Katre inite rezidansyèl yo konplètman nan mache gratis e kounye a vid. Sa prezante yon opòtinite imedya pou lwe nan pri mache ki an vigè san restriksyon regilasyon.

Metrik lwe resan nan koridò Vernon Boulevard / rivaj la montre:
$70–$85 pou chak pye kare annuellement
Inite yon chanm: apeprè $3,400–$4,200 pa mwa
Inite de chanm: apeprè $4,800–$6,000+ pa mwa

Absorpsyon nan bilding boutik ki manke sèvis konplè rete estab akoz demann fò lokatè pou pwoksimite ak rivaj la, aksè nan Midtown Manhattan, ak òf komèsyal katye a.

Karakteristik mache gratis inite rezidansyèl yo ogmante fleksibilite e reduki ekspoze regilasyon an rapò ak byen ki stab lwe oswa ki patikilyèman regile.

LOKASYON KOMÈSYAL

Sa a ofri yon kouran lajan previzib pandan tèm lwe ki rete a pandan y ap prezève fleksibilite pou repositionnement nan lavni.

Koridò komèsyal alantou Vernon Boulevard te demontre rezilyans akòz trafik pye ki konsistan, ogmantasyon dansite rezidansyèl, ak limit ki disponib yo. Abans lan nan yon kloz renouvèlman pèmèt pwopriyetè a re-evalye melanj lokatè yo ak ekonomi lwe nan lè kontra a ekspire.

ZONAJ & OPSYON STRATEJIK
Pwopriyete a sitiye nan yon distri zonaj M1-4 / R6B. Estrikti dyal zonaj sa a sipòte okipasyon melanj ki kontinye e ofri fleksibilite estratejik alontèm, sousit pou apwobasyon koutim.

Envestisè yo ka konsidere plizyè estrateji:

- Kenbe ak estabilize pou yon lajan ki dirab
- Ogmante revni rezidansyèl piti piti
- Repositione konpozan komèsyal la lè kontra a ekspire
- Evalye potansyèl redevlopman alontèm

Fleksibilite sa a ajoute valè estriktirèl depase kouran revni ki kounye a.

FONDE MACHE SOUMARKE

Long Island City kontinye benefisye de:

- Pwoksimite ak Midtown Manhattan (youn arè métro)
- Demann kapital nan LIC te rete rezilyan akòz konbinezon aksè li, pwofondè lwe, ak pozisyon rivyè. Koridò Vernon Boulevard an patikilye rete youn nan pòk ki pi chache rezidansyèl nan sou-mache a.

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.