TAJNI IZVRŠNI PREGLED

Ova mješovita investicijska prilika smještena je u jednom od najutjecajnijih i opskrbom ograničenih koridora Long Island Cityja, samo nekoliko trenutaka udaljena od Vernon Boulevarda i obale East Rivera. Lokacija koristi jaku stambenu gustoću, dosljedan promet kupaca u maloprodaji te neposrednu blizinu prijevoza, otvorenih prostora i pogodnosti u susjedstvu.

Nekretnina obuhvaća otprilike 5,190 četvornih stopa na parceli od 2,500 četvornih stopa i konfigurirana je kao zgrada široka 25 stopa koja se sastoji od:

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

Imovina nudi uravnotežen profil trajnog prihoda koji već postoji i potencijala za iznajmljivanje stambenih jedinica u bliskoj budućnosti 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 četverobiteljsko s jednim dućanom i uredom
Zoniranje: M1-4 / R6B

Konfiguracija nekretnine omogućava stabilan prihod od maloprodaje u prizemlju dok zadržava stambeni potencijal. Širina i raspored zgrade omogućuju učinkovite stambene platforme u odnosu na mnoge uže mješovite nekretnine unutar submarketa.

PROFIL PRIHODA I ANALIZA KAPITALNE STOPE

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

Nakon stabilizacije stambenih jedinica na tržišne razine:
Pro Forma Bruto prihodi: $342,320
Pro Forma Neto operativni prihod: $303,160
To podržava pro forma kapitalnu stopu od otprilike 5.5%.

STAMBENA KOMPONENTA
Četiri stambene jedinice su u potpunosti na slobodnom tržištu i trenutno su prazne. To predstavlja trenutnu priliku za iznajmljivanje po važećim tržišnim rentama bez regulatornih ograničenja.

Nedavni tržišni standardi najma u koridoru Vernon Boulevard / obala ukazuju na:
$70–$85 po četvornom stope godišnje
Jednosobni stanovi: otprilike $3,400–$4,200 mjesečno
Dvosobni stanovi: otprilike $4,800–$6,000+ mjesečno

Upijanje unutar butičnih zgrada koje nemaju usluge punog opsega ostaje stabilno zbog jake potražnje stanara za blizinom obale, pristupom Midtown Manhattanu i maloprodajnim ponudama u susjedstvu.

Slobodno tržišno stanje stambenih jedinica povećava fleksibilnost i smanjuje regulatornu izloženost u odnosu na nekretnine s reguliranim najmovima ili djelomično reguliranim.

KOMERCIJALNO ZAKUPNOST

To osigurava predvidiv novčani tijek kroz preostalo razdoblje zakupa dok zadržava buduću fleksibilnost za repositioniranje.

Maloprodajni koridori duž Vernon Boulevarda pokazali su otpornost zbog dosljednog prometa pješaka, rastuće stambene gustoće i ograničenog dostupnog izloga. Odsustvo klauzule o obnovi omogućava vlasništvu da preispita mješavinu stanara i najamnu ekonomiju na isteku najma.

ZONIRANJE I STRATEŠKA OPCIJA
Nekretnina se nalazi unutar M1-4 / R6B zoniranja. Ova dvostruka struktura zoniranja podržava kontinuiranu mješovitu upotrebu i nudi stratešku dugoročnu fleksibilnost, podložnu uobičajenim odobrenjima.

Investitori mogu razmotriti više strategija:

- Držite i stabilizirajte za trajni novčani tok
- Postupno povećavajte stambeni prihod
- Reposicionirajte komercijalnu komponentu nakon isteka najma
- Procijenite potencijal dugoročne preuređenja

Ova fleksibilnost dodaje strukturalnu vrijednost osim trenutnog novčanog toka.

OSNOVNE KARAKTERISTIKE SUBMARKETA

Long Island City i dalje koristi:

- Blizinu Midtown Manhattanu (jedna stanica podzemnom željeznicom)
- Potražnja za kapitalom u LIC ostala je otporna zbog svoje kombinacije pristupačnosti, dubine najma i pozicije uz obalu. Koridor Vernon Boulevard posebno ostaje jedan od najtraženijih stambenih dijelova submarketa.

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.