Skyline Properties — Robert Khodadadian — Off-Market NYC Ground Lease
Expert ground lease structuring and advisory for Manhattan property owners and developers. Over $120M in closed ground lease transactions.
Skyline Properties is Manhattan's specialist in 99-year ground lease structuring, representing both landowners and tenants in complex ground lease transactions.
Ground Lease Broker NoMad Case StudyGround Lease Track Record
Ground Lease Volume
Year Lease Terms
Largest GL Transaction
Years Experience
Why Ground Leases?
Retain ownership of your land — forever
Tax-efficient income without capital gains
Inflation-protected multigenerational wealth
Lower acquisition cost for developers
What is a Ground Lease?
A ground lease separates land ownership from building ownership. The property owner (lessor) retains title to the land while leasing it to a tenant (lessee) who may build on or improve the property.
In Manhattan, ground leases typically span 99 years and involve some of the city's most valuable real estate. They offer unique advantages for both parties: owners retain their asset and generate tax-efficient income, while tenants gain access to prime locations at lower upfront costs.
Years (Typical Term)
Typical Rent (% of Value)
Ownership Retained
The 99-Year
Our comprehensive ground lease advisory covers every aspect of structuring and executing ground lease transactions in Manhattan.
Valuation & Structuring
Determining optimal ground rent, escalation schedules, and lease terms based on comparable ground lease transactions.
Tenant Qualification
Identifying and vetting qualified ground lessees — developers, institutions, and operators — through our extensive buyer network.
Legal & Tax Advisory
Working with legal counsel to structure leases that maximize tax advantages for both parties. Our team includes legal backgrounds.
Negotiation & Closing
Managing the negotiation process from LOI through closing, ensuring all parties achieve their objectives.
Ground Lease Economics Calculator
Model ground lease scenarios including ground rent, escalation, and total income over the lease term.
Calculator Inputs
Valuation Results
PV of Leasehold
PV of Fee Simple
$30.0M
PV Ground Rent Stream
$29.7M
Total Rent Over Term
$631.5M
Value Distribution
Projected Rent Schedule
| Year | Annual Rent | PV |
|---|---|---|
| 1 | $1.5M | $1.4M |
| 2 | $1.5M | $1.3M |
| 3 | $1.6M | $1.3M |
| 4 | $1.6M | $1.2M |
| 5 | $1.7M | $1.2M |
| 6 | $1.7M | $1.1M |
Disclaimer: This calculator provides estimates for educational purposes only. Actual valuations depend on numerous factors including specific lease terms, market conditions, property characteristics, and legal considerations. Consult with qualified professionals for specific transaction advice.
Want a detailed analysis of your specific property?
Request Professional ValuationGround Lease Benefits
For Property Owners (Lessors)
- Retain long-term ownership of your land
- Generate predictable income for 99 years
- Avoid capital gains taxes on property sale
- Create multigenerational wealth transfer
- Property reverts with all improvements
- No management or operational responsibilities
- Hedge against inflation with escalation clauses
For Ground Tenants (Lessees)
- Lower capital requirement than fee simple purchase
- Access trophy locations without buying land
- Ground rent payments are tax deductible
- Flexibility to develop and improve property
- Long-term operational control (99 years)
- Known, predictable land costs
- Focus capital on improvements, not land
Notable Ground Lease Transactions
Landmark ground lease with The Kaufman Organization in NoMad. Daniel Shirazi's signature deal. Over $800 per SF.
Haymarket Building ground lease. 12-story, 82,000 SF office building. Kaufman plans renovation and repositioning.
Harlem ground lease transaction. Strategic location on 125th Street corridor.
Ground Lease
Detailed look at our landmark ground lease transactions.
236 Fifth Avenue
NoMad • 99-year ground lease
- • Institutional ground tenant
- • Long-term, predictable income stream for the lessor
- • Leasehold structure reduces upfront land capital for the lessee
- • Reversion value preserved at lease end
135 West 29th Street (Haymarket)
Midtown South • 99-year ground lease
- • Demonstrates creative structuring required in modern ground leases
- • Highlights rent reset / escalation negotiation sensitivity
- • Renovation and repositioning plans supported through leasehold control
- • Preserves land ownership while monetizing improvements
Frequently Asked Questions about Ground Leases
Meet the Expert
Robert Khodadadian Robert Khodadadian and his team have structured and closed over $120 million in ground lease transactions across Manhattan. Their expertise spans the full spectrum of ground lease advisory — from initial valuation and structuring to tenant qualification, negotiation, and closing.
A ground lease is not just a transaction — it's a multigenerational wealth strategy. We help families preserve their most valuable asset while unlocking tax-efficient income.
Robert Khodadadian, CEO
Published Works in NYREJ
Ready to Explore a Ground Lease Strategy?
Whether you're a property owner considering a ground lease or a developer seeking leasehold opportunities, our team provides expert guidance tailored to your goals.