What is an off-market real estate transaction?

An off-market transaction is a private real estate sale that occurs without public advertising or MLS listing. Skyline Properties specializes in these confidential deals, allowing sellers to maintain privacy while connecting with qualified buyers through our exclusive network. This approach is ideal for high-net-worth individuals and institutional investors seeking discretion.

What is a ground lease and how does it work in NYC?

A ground lease is a long-term arrangement (typically 99 years in NYC) where a landowner leases land to a tenant who develops or uses the property. The tenant pays rent for the land while owning any improvements. Robert Khodadadian and Skyline Properties are leading experts in ground lease structuring, helping both landowners monetize their assets and developers secure prime Manhattan locations at reduced upfront costs.

Who is Robert Khodadadian?

Robert Khodadadian is the Founder, President & CEO of Skyline Properties, Manhattan's premier off-market investment sales brokerage. With over 19 years of experience and $976M+ in transactions across 32+ deals, he is recognized as a leading expert in ground leases, off-market sales, and office conversions. He has been featured in 250+ publications including Commercial Observer, The Real Deal, and NYREJ, and is a RED Awards winner for 2024 and 2025.

What areas does Skyline Properties serve?

Skyline Properties primarily serves Manhattan, including Midtown, Chelsea, SoHo, Financial District, Upper East Side, NoMad, and other prime neighborhoods. We also work throughout the greater NYC area including Brooklyn, Queens, and the Bronx, as well as select opportunities in New Jersey.

What is the 467-m tax abatement for office conversions?

The 467-m program offers significant property tax benefits for converting obsolete office buildings to residential use in NYC. Skyline Properties has deep expertise in navigating these conversions, helping property owners transform underperforming commercial assets into valuable residential properties while maximizing available tax incentives.

How do I sell my commercial property off-market in NYC?

Contact Skyline Properties for a confidential consultation. Robert Khodadadian and team will assess your property, provide a valuation, and leverage our extensive network of institutional buyers, family offices, and high-net-worth investors to identify qualified purchasers discreetly. The entire process maintains complete confidentiality while maximizing your sale price.

What types of properties does Skyline Properties handle?

Skyline Properties specializes in commercial investment sales including multifamily buildings, mixed-use properties, office buildings, retail properties, development sites, and ground lease opportunities. Our transactions have ranged from $1.25M to $140M, demonstrating expertise across all deal sizes in the Manhattan market.

What is Skyline Properties' track record?

Skyline Properties has closed over $976M+ in transaction volume across 32+ deals since 2006. Our team has been featured in 250+ press articles across 20+ publications and received multiple industry awards including RED Awards "Off Market Investment Sales Broker of the Year" in 2024 and 2025. Notable transactions include 6 East 43rd Street ($140M office-to-residential conversion), 101 Greenwich Street ($105M FiDi office), 236 Fifth Avenue ($65M ground lease), and numerous other landmark deals throughout NYC.

Commercial Real Estate Manhattan | Skyline Properties

Commercial Real Estate Manhattan

Skyline Properties is the senior-led commercial real estate brokerage Manhattan owners and investors trust to execute quietly and close at the right number. Robert Khodadadian founded Skyline in 2006 and has since closed $976M+ in Manhattan commercial real estate — office, multifamily, development sites, ground leases, retail, and mixed-use.

Schedule a Confidential Consultation See $976M+ in Closed Deals

$976M+

Manhattan Volume

20+

Years in Manhattan

12,000+

Buyer Network

5★

Client Rating

Manhattan Commercial Real Estate — Overview

Manhattan commercial real estate is the most dense, most competitive, and most relationship-driven commercial market in the world. The buildings that actually trade in Manhattan are not the ones on public listing platforms — they are the ones quietly shopped through senior brokers with direct ownership relationships.

Skyline Properties is one of those brokerages. Robert Khodadadian and the Skyline team have spent two decades building the relationships, the data, and the proprietary buyer network that drives consistent execution in Manhattan.

Manhattan Commercial Real Estate Submarkets

Skyline maintains active deal flow and current comparable sales in every commercial submarket in Manhattan.

Midtown — Class A and B office, hotel, retail, and trophy assets
Financial District — office, mixed-use, and 467-m conversion candidates
Chelsea — multifamily, mixed-use, and development sites
SoHo & TriBeCa — boutique office, retail, and loft buildings
NoMad & Flatiron — boutique office, hotel, and multifamily
Upper East Side & Upper West Side — multifamily and townhouses
Hudson Yards — Class A office and trophy multifamily
Lower East Side — multifamily, retail, and mixed-use

Manhattan Commercial Real Estate Asset Classes

Skyline transacts across every major commercial real estate asset class in Manhattan.

Office buildings — Class A and B
Multifamily — rent-stabilized and free-market apartment buildings
Development sites and air rights
Ground leases and fee positions
Retail condos and high-street retail
Hotel and hospitality
Mixed-use buildings
Office-to-residential conversion candidates (467-m)

Manhattan Cap Rates and Market Pricing

Manhattan commercial real estate cap rates vary widely by asset class, submarket, and rent regulation status. Skyline provides current, deal-specific cap rate analysis grounded in actual recent comparable sales — not stale data from listing aggregators.

Skyline's transaction database captures the comp set Manhattan owners and investors actually need to underwrite a deal correctly.

Why Hire Skyline for Manhattan Commercial Real Estate

Skyline is built around senior-level execution. Every assignment is led personally by Robert Khodadadian, with no junior hand-off and no public marketing unless the seller specifically asks for it. The result is consistent execution, confidential outcomes, and pricing at or above the institutional comp set.

RED Awards Off-Market Broker of the Year — 2024 & 2025
$976M+ in closed Manhattan commercial real estate transactions
12,000+ verified Manhattan investor network
Senior-led execution with no junior hand-off
Confidential, off-market processes by default

Track Record

Recent Transactions

Office-to-Residential

$135M

6 East 43rd Street

New York, NY 10017

Size

400,000 SF

Price/SF

$338

BuyerThe Vanbarton Group

SellerEmigrant Savings Bank (Milstein Properties)

Deal Data

Traded

Expertise

467-m Conversion Off-Market

View Details

Office Building

$105M

101 Greenwich Street

New York, NY 10006

Size

400,294 SF

Price/SF

$262

BuyerQuantum Pacific (Idan Ofer) & Metro Loft (Nathan Berman)

SellerBentallGreenOak (BGO)

Deal Data

Traded Crexi

Expertise

467-m Conversion Off-Market

View Details

530 West 25th Street Office Investment Sale - Chelsea New York, NY - $72M - Skyline Properties closed deal

Office Building

$72M

530 West 25th Street

New York, NY 10001

Size

75,000 SF

Price/SF

$960

BuyerThe Feil Organization & Peter Armstrong

Deal Data

Traded Crexi

Expertise

Off-Market

View Details

236 Fifth Avenue Office Ground Lease - Midtown Manhattan New York, NY - $65M - Skyline Properties closed deal

99-Year Ground Lease

$65M

236 Fifth Avenue

New York, NY 10001

Size

95,000 SF

Price/SF

$684

BuyerThe Kaufman Organization

SellerLCT Associates

Deal Data

Traded Crexi

Expertise

Ground Lease

View Details

131-133 Prince Street Retail Investment Sale - Soho New York, NY - $50M - Skyline Properties closed deal

SoHo Retail Co-op

$50M

131-133 Prince Street

New York, NY 10012

Size

2,000 SF

Price/SF

$25,000

BuyerAcadia Realty Trust

SellerLouis Meisel

Deal Data

Traded Crexi

Expertise

Off-Market

View Details

Mixed Use

$47M

711 Madison Avenue

New York, NY 10065

Size

10,000 SF

Price/SF

$4,700

BuyerRalph Sitt

SellerZiggy Rutan

Deal Data

Traded Crexi

Expertise

Off-Market

View Details

View the full deal database →

Related Resources

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Pillar

NYC Commercial Real Estate Broker

Skyline's full NYC commercial brokerage practice.

Pillar

Manhattan Investment Sales Broker

Senior-led Manhattan investment sales practice.

Service

Manhattan Office Broker

Class A and B office investment sales in Manhattan.

Service

Manhattan Multifamily

Apartment buildings and rent-stabilized portfolios.

Service

Development Sites

Manhattan development sites and air rights.

Service

Ground Leases

99-year ground leases and fee positions.

Pillar

Off-Market Real Estate NYC

NYC's #1 off-market commercial practice.

Submarkets

Manhattan Neighborhoods

Submarket-by-submarket Manhattan investment guides.

Engage

Schedule a Consultation

Confidential conversation with Robert Khodadadian.

FAQ

Frequently Asked Questions

Robert Khodadadian of Skyline Properties is one of Manhattan's leading commercial real estate brokers, with $976M+ in closed transactions and back-to-back RED Awards as Off-Market Broker of the Year (2024 and 2025). Skyline is the brokerage of choice for owners and investors who need confidential execution and senior-level attention in Manhattan.

Commercial real estate in Manhattan covers office buildings, multifamily and apartment buildings, retail and high-street retail, hotel and hospitality, development sites and air rights, ground leases, and mixed-use buildings — across every Manhattan submarket.

Manhattan commercial real estate prices range from approximately $5M for small multifamily to $250M+ for trophy office and hotel assets. Skyline regularly transacts across this range and provides current cap rates, per-square-foot comps, and per-unit pricing.

Manhattan commercial real estate cap rates vary significantly by asset class, submarket, rent regulation, and current market conditions. Skyline provides deal-specific cap rate analysis grounded in actual recent comparable sales.

Yes. The majority of Skyline's $976M+ in closed Manhattan commercial real estate transactions have been off-market. Skyline maintains a proprietary network of 12,000+ verified buyers and routinely sources, markets, and closes deals without ever exposing them to the open market.