**OVERVI EW EKZEKITIF KONFIDANSYÈL**

Opòtinite envestisman melanje sa a sitiye nan youn nan koridò ki pi etabli ak ki gen yon rezèv limite nan Long Island City, jis kèk moman soti nan Vernon Boulevard ak rivyè East la. Lokal la benefisye de yon dansite rezidansyèl fò, yon trafik pye ki konsistan nan komès, ak pwoksimite imedya a transpò, espas ouvè, ak sèvis nan katye a.

Pwopriyete a kouvri apeprè 5,190 pye kare sou yon tè 2,500 pye kare e li konfigire kòm yon bilding 25 pye laj ki enkli:

- Komès nan premye etaj
- Etidyo atis dèyè
- Kat apatman rezidansyèl sou mache ki lib anlè

Aset la ofri yon pwofil balanse ant revni dirab ki egziste deja ak potansyèl lokasyon rezidansyèl ki pwoche nan yon sou-mache ki kontinye montre yon pwofondè lwaye long tèm ak demann kapital.

**APRIYEN PWOPRIYETE A**
- Gwosè Tè: 2,500 SF
- Dimansyon Bilding: 25 pye x 42 pye
- Zòn Aktuel Bilding: 5,190 SF
- Klas Bilding: S3 – Sitou Kat-Fanmi ak Youn Magazen & Biwo
- Zoning: M1-4 / R6B

Konfigirasyon pwopriyete a pèmèt yon revni komèsyal ki estab nan baz la pandan y ap prezève potansyèl rezidansyèl la. Laj bilding lan ak layout la ofri plake etaj rezidansyèl efikas konpare ak anpil aset melanje ki pi etwat nan sou-mache a.

**PROFIL REVNI & ANALIZ TO KAPITAL**

Pwopriyete a jodi a jenere:
- Revni Brit Ki Egziste: $326,724
- Depans: $39,167
- Revni Nèt Operasyon Ki Egziste: $287,557

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

**KOMPOZAN REZIDANSYÈL**
Kat inite rezidansyèl yo konplètman sou mache a e yo aktive. Sa a ofri yon opòtinite imedya pou lwe nan lwaye mache ki valab san restriksyon regilasyon.

Dènye referans lwaye nan koridò Vernon Boulevard / rivyè a montre:
- $70–$85 pou chak pye kare anyèl
- Inite yon chanm: apeprè $3,400–$4,200 pa mwa
- Inite de chanm: apeprè $4,800–$6,000+ pa mwa

Absorpsyon nan bilding boutique ki manke sèvis konplè ap kenbe menm avèk yon demand fò pou pwoksimite ak rivyè a, aksè Midtown Manhattan, ak ofrann komès nan katye a.

Nati sou mache inite rezidansyèl yo ogmante fleksibilite ak redwi ekspoze regilasyon konpare ak aset ki gen lwaye estabilize oswa patikilyèman regile.

**LOKASYON KOMÈSYAL**

Sa a ofri yon kouran lajan ki pwodiktif pandan peryòd lwaye ki rete a, pandan l ap prezève fleksibilite nan lavni pou repositioning.

Koridò komèsyal yo sou Vernon Boulevard montre rezistans akòz trafik pye ki konsistan, ogmantasyon dansite rezidansyèl, ak fwontyè ki limite ki disponib. Absans yon klaiz renouvèlman pèmèt pwopriyetè a re-evalye melanj lokatè ak ekonomi lwaye a nan ekspirasyon lwaye a.

**ZONING & OPSYON STRATEJIK**
Pwopriyete a sitiye nan yon distri zoning M1-4 / R6B. Estrikti doub zòn sa a soutni kontinye okipasyon melanje e li ofri fleksibilite estratejik long tèm, sou kondisyon apwobasyon nòmal.

Envestisè yo ka konsidere plizyè estrateji:
- Kenbe ak estabilize pou lajan kach ki dirab
- Ogmante revni rezidansyèl piti piti
- Repositione konpozan komèsyal la lè lwaye a ekspire
- Evalye potansyèl devlopman long tèm

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

**FONDAMANTAL SOU MACHE A**

Long Island City kontinye benefisye de:
- Pwoksimite ak Midtown Manhattan (yon arè tren)
- Demann kapital nan LIC rete rezistan akòz konbinezon aksè li, pwofondè lwaye, ak pozisyon rivyè a. Koridò Vernon Boulevard an patikilye rete youn nan pòch rezidansyèl ki pi chèche nan sou-mache a.

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.