售$495万 - 5-46 50th Avenue, 皇后区 长岛城 Long Island City, NY 11101｜ID # RLS20072463

宠物允许

机密执行概述

这个混合用途的投资机会位于长岛市最成熟且供给紧张的走廊之一，距离沃农大道和东河滨水区仅几步之遥。该位置受益于强大的住宅密度，稳定的零售人流，以及靠近交通、开放空间和邻里便利设施。

该物业占地约5,190平方英尺，位于一个2,500平方英尺的地块上，建筑为25英尺宽，包括：

一楼零售
后方艺术家工作室
上方四个自由市场住宅公寓

该资产提供了耐久的现有收入和近期住宅出租潜力的平衡资料，位于一个持续展现长期租金深度和资本需求的子市场内。

物业概述
土地面积：2,500平方英尺
建筑尺寸：25英尺 x 42英尺
当前建筑面积：5,190平方英尺
建筑类别：S3 - 主要为四个家庭与一个商店和办公室
区域划分：M1-4 / R6B

该物业的配置允许在楼底保持稳定的零售收入，同时保留住宅的增值潜力。建筑宽度和布局提供了相对于该子市场内许多较窄的混合用途资产而言，更为高效的住宅楼层平面。

收入概况与资本化率分析

该物业目前产生：
现有总收入：326,724美元
支出：39,167美元
现有净营业收入：287,557美元

在住宅单元稳定到市场水平后：
预期总收入：342,320美元
预期净营业收入：303,160美元
这支持了大约5.5%的预期资本化率。

住宅组件
四个住宅单元完全属于自由市场，目前空置。这为以市场租金迅速出租提供了直接机会，无需遵循监管限制。

沃农大道/滨水走廊的最近租赁基准显示：
每平方英尺每年70-85美元
一卧室单元：每月约3,400-4,200美元
两卧室单元：每月约4,800-6,000美元以上

缺乏全方位服务设施的精品建筑的吸收情况保持稳定，因租户对靠近滨水区、通往中城区曼哈顿的便利以及邻里零售品的高需求。

住宅单元的自由市场性质增强了灵活性，减少了相对于租金稳定或部分受管资产的监管风险。

商业租赁

这在剩余租期内提供可预测的现金流，同时保留未来重新定位的灵活性。

沃农大道沿线的零售走廊因稳定的行人流量、不断增长的住宅密度和有限的可用前沿而表现出韧性。缺乏续约条款允许业主在租约到期时重新评估租户组合和租金经济。

区域划分与战略选择权
该物业位于M1-4 / R6B区域划分内。这一双重区划结构支持持续的混合用途占用，并在遵循惯例审批的前提下提供战略性的长期灵活性。

投资者可能考虑多种策略：

- 持有并稳定以获得持久现金流
- 逐步提升住宅收入
- 在租约到期后重新定位商业组件
- 评估长期再开发潜力

这种灵活性为当前收入流增加了结构价值。

子市场基本面

长岛市继续受益于：

- 靠近中城区曼哈顿（一站地铁）
- LIC的资本需求因其高可达性、租金深度和滨水位置的结合而保持韧性。尤其是沃农大道走廊仍然是该子市场中最受欢迎的住宅区域之一。

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.