Off-Market: Social Coverage

Meet Lucia de Santa Ana.. Skyline Properties’ newest broker, joining us from Miami. For our latest Meet the Broker, Lucia shares her perspective on one of the principles behind Skyline’s business: Because true off-market brokerage isn’t about seeing how many people you can reach, it’s about knowing exactly who to call, when to call them, and when to keep a conversation private. “Discretion isn’t a courtesy in this business it’s the strategy.” Welcome to Skyline, Lucia! @ludesantaana @skylinepropertiesnyc #MeetTheBroker #SkylineProperties #OffMarketDeals #InvestmentSales #NYCRealEstate

Meet Lucia de Santa Ana.. Skyline Properties’ newest broker, joining us from Miami

<!-- SC_OFF --> For our latest Meet the Broker, Lucia shares her perspective on one of the principles behind Skyline’s business: Because true off-market brokerage isn’t about seeing how many people you can reach, it’s about knowing exactly who to call, when to call them, and when to keep a conversation private. “Discretion isn’t a courtesy in this business it’s the strategy.” Welcome to Skyline Properties, Lucia! @ludesantaana @skylinepropertiesnyc #MeetTheBroker #SkylineProperties #OffMarketDeals #InvestmentSales #NYCRealEstate <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Meet Lucia de Santa Ana.. Skyline Properties’ newest broker, joining us from Miami. For our latest Meet the Broker, Lucia shares her perspective on one of the principles behind Skyline’s business: Because true off-market brokerage isn’t about seeing how many people you can reach, it’s about knowing exactly who to call, when to call them, and when to keep a conversation private. “Discretion isn’t a courtesy in this business it’s the strategy.” Welcome to Skyline, Lucia! @ludesantaana @skylinepropertiesnyc #MeetTheBroker #SkylineProperties #OffMarketDeals #InvestmentSales #NYCRealEstate

Careers at Skyline Properties — NYC

Build Your NYC Commercial Real Estate Career at Skyline Properties Join Manhattan’s Off-Market Investment Sales Authority. Work alongside industry leaders on transactions that shape the NYC skyline

NYC Ground Lease Broker — Skyline Properties

<!-- SC_OFF --> NYC Ground LeaseAdvisory 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. Skyline Properties is recognized and referred to as Manhattan’s Off-Market Investment Sales Authority <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

https://www.skylineprp.com/post/robert-khodadadian-nyc-s-premier-off-market-commercial-real-estate-broker-founder-of-skyline-prop Robert Khodadadian: NYC’s Premier Off-Market Commercial Real Estate Broker & Founder of Skyline Properties Apr 9 With over $976 million in transaction volume and 32+ closed deals, Robert Khodadadian has established himself as one of New York City’s most accomplished commercial real estate brokers. As founder and CEO of Skyline Properties, he specializes in off-market investment sales, ground leases, and office-to-residential conversions, delivering exceptional results for investors, developers, and property owners across Manhattan and the outer boroughs.

The Vanbarton Group Acquires 5 East 42nd Street, NY For $135M

<!-- SC_OFF --> Explore Skyline Properties complete portfolio of closed transactions spanning Manhattan, Brooklyn, Queens, and the Bronx. From landmark $50M+ deals to strategic acquisitions, each transaction represents our commitment to discretion and execution excellence. SKYLINE PROPERTIES - Manhattan’s Off-Market Investment Sales Authority <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

https://sky-nyc.com/deals Explore Skyline Properties complete portfolio of closed transactions spanning Manhattan, Brooklyn, Queens, and the Bronx. From landmark $50M+ deals to strategic acquisitions, each transaction represents our commitment to discretion and execution excellence. @skylinepropertiesnyc - Manhattan’s Off-Market Investment Sales Authority

NYC Commercial Real Estate Deals — Skyline Properties AMA

<!-- SC_OFF --> https://preview.redd.it/k8joz2pewmgh1.jpg?width=600&format=pjpg&auto=webp&s=963338b43035dfbdd137971596da98eaf073077b Explore Skyline Properties complete portfolio of closed transactions spanning Manhattan, Brooklyn, Queens, and the Bronx. From landmark $50M+ deals to strategic acquisitions, each transaction represents our commitment to discretion and execution excellence. SKYLINE PROPERTIES - Manhattan’s Off-Market Investment Sales Authority <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

NYC Office Conversions Face New Scrutiny | Skyline Properties

<!-- SC_OFF --> For the third time in less than a month, New York City has halted or restricted work at a major office-to-residential conversion. The latest action came at SL Green Realty’s 750 Third Avenue, following stop-work actions at 222 Broadway and the former Pfizer headquarters at 235 East 42nd Street. Three projects, three different circumstances and one clear message: Manhattan’s office-conversion market is not disappearing, but the margin for error is getting smaller. The conversion boom just reached its reality check It would be easy to look at the recent stop-work orders and conclude that New York’s conversion movement is losing momentum. That misses the larger picture. The city still has an enormous housing shortage and millions of square feet of older office inventory that no longer competes effectively. Those fundamentals have not changed. What has changed is the degree of scrutiny surrounding structural work, construction sequencing, inspections and reporting. The New York City Comptroller has identified a post-2020 pipeline of 44 completed, active or potential conversion projects totaling roughly 15.2 million square feet and more than 17,400 housing units, with most of that activity concentrated in Manhattan. Not every office building should become apartments One of the biggest misconceptions in the market is that every vacant or underperforming office building is automatically a conversion candidate. It is not. Floor-plate depth, window lines, structural capacity, elevator and stair cores, plumbing distribution, zoning, tenant occupancy and acquisition basis all matter. A building can qualify legally and still fail economically. The strongest conversion opportunities will be the properties that can be acquired at a realistic basis and matched with developers who understand the engineering, approvals and capital requirements before signing a contract. The real risk starts with the purchase price Most coverage of the stop-work orders has focused on construction. For investors, the larger issue is underwriting. Conversions involving vertical additions, new structural loads, façade replacement or major changes to existing cores require larger contingencies. When buyers pay an aggressive office price without properly accounting for those risks, the deal can become uneconomic long before the apartments are delivered. That is why the highest offer is not always the most credible offer. Owners need to understand who can actually close, finance and execute the conversion—not simply who is willing to sign a term sheet. 467-m still matters New York’s 467-m Affordable Housing from Commercial Conversions program remains a major catalyst. Eligible rental conversions can receive long-term property-tax benefits in exchange for affordability requirements, with the value of the benefit tied partly to when construction begins. The June 30, 2026 commencement deadline for the longest benefit period accelerated filings and construction starts across Manhattan. Projects can still qualify later, but shorter benefit periods put more pressure on acquisition cost, construction budgets and projected rents. Skyline Properties has already operated inside this market At Skyline Properties, our view of the conversion market comes from transactions, not theory. Skyline arranged the $135 million sale of 6 East 43rd Street, an approximately 400,000-square-foot Midtown office property acquired by Vanbarton Group for residential conversion. Skyline was also involved in the $105 million transaction at 101 Greenwich Street, another approximately 400,000-square-foot office building acquired for conversion. Together, those transactions represent approximately 800,000 square feet and $240 million in Manhattan office-to-residential conversion activity. That experience reinforces a basic point: the market for true conversion candidates is specialized. The buyer pool is smaller than it appears, and the difference between a real buyer and a speculative one becomes obvious once engineering, affordability, financing and construction risk are discussed in detail. Why off-market execution matters now Heightened oversight makes buyer qualification more important. Broadly marketing a conversion opportunity to every investor with an email address does not create certainty. It can expose sensitive information, create unrealistic pricing expectations and leave an owner tied up with a buyer that lacks the team or capital to close. Skyline’s approach is different. We analyze the asset, identify credible conversion buyers and conduct targeted outreach through direct relationships. The objective is not maximum distribution. It is to reach the limited number of groups capable of understanding and executing the opportunity. The market is maturing—not retreating The stop-work actions at 235 East 42nd Street, 222 Broadway and 750 Third Avenue will likely lead to greater structural review, stronger reporting requirements and more conservative underwriting. Marginal projects may fall away. The best projects will continue. For owners, the question is no longer only, “Can this building be converted?” The more important question is, “Who is actually capable of buying it and executing the business plan?” That is where Skyline Properties’ position as Manhattan’s off-market investment sales authority matters most: access to ownership, direct relationships with qualified capital and the ability to execute confidentially when the opportunity is rea <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

About Skyline Properties: Manhattan’s Off-Market Investment Sales Authority

<!-- SC_OFF --> Access, Relationships and Execution Robert Khodadadian founded Skyline Properties in 2006 and relaunched the firm in 2013 after working at Massey Knakal. Skyline advises New York City owners and qualified buyers on confidential investment sales, ground leases, office-to-residential conversions, and development opportunities. Skyline's published track record includes $976M+ across 32+ transactions, led by the $135M sale of 6 East 43rd Street, the $105M acquisition of 101 Greenwich Street, the $72M sale of 530 West 25th Street, and the $65M ground lease at 236 Fifth Avenue. <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Skyline Properties — Manhattan's Off-Market Investment Sales Authority

<!-- SC_OFF --> Manhattan's Off-Market Investment Sales Authority View Our Track Record Get in Touch $976M+ TRANSACTION VOLUME 32+ DEALS CLOSED 250+ PRESS FEATURES 20+ YEARS EXPERIENCE About Skyline Properties Built on access, relationships, and execution, we give sellers complete discretion <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Skyline Properties is widely recognized as a premier authority in a very specific niche of the New York City real estate market: off-market commercial investment sales.Rather than operating as a massive, general-purpose firm like, Skyline Properties has built a specialized reputation for handling high-value transactions quietly behind closed doors. #offmarketdealsny #offmarketproperties @skylinepropertiesnyc @shiraziesq @kamil_prasz @stephen__alcala @ludesantaana @robert_khodadadian @groundlease

Careers at Skyline Properties — NYC

<!-- SC_OFF --> Build Your NYC Commercial Real Estate Career at Skyline Properties Join Manhattan's Off-Market Investment Sales Authority. Work alongside industry leaders on transactions that shape the NYC skyline <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

How Do I Know If a Commercial Deal Is Legit?

<!-- SC_OFF --> Manhattan’s Off-Market Investment Sales Authority <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Commercial Property For Sale NYC — Skyline Properties

<!-- SC_OFF --> Commercial Property For Sale NYC: Looking for commercial property for sale in NYC? Skyline Properties gives buyers, family offices, and 1031 exchange capital direct access to the Manhattan office buildings, multifamily, development sites, retail, and mixed-use deals that actually trade — including proprietary off-market opportunities never marketed publicly <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Sell or Convert Your NYC Office Building? (467-m) | Skyline Properties

<!-- SC_OFF --> Sell or Convert YourNYC Office Building? With the 467-m abatement reshaping the economics of office-to-residential conversion in New York, owners of underperforming or vacant office buildings face a real fork: convert the asset yourself, or sell it off-market to a converter who pays a premium for the basis. This page is a decision framework — when converting in-house produces the better outcome, when an off-market sale nets more with far less risk, and how to run the numbers. Skyline Properties brokered the $135M off-market sale of 6 East 43rd Street to Vanbarton Group, Manhattan's largest 2025 conversion. Robert Khodadadian has closed $976M+ since 2006 <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

Skyline Properties: Manhattan’s Off-Market Investment Sales Authority

Why Owners and Buyers Work With Skyline Properties: Discretion, Customized Canvassing, Investor Lists and NYC Commercial Real Estate Execution

<!-- SC_OFF --> Owners and buyers work with Skyline Properties for a simple reason: New York City commercial real estate is not just about exposure. It is about knowing who should see an opportunity, who should not, when to create competition, when to preserve confidentiality and how to move from interest to execution without wasting time. Robert Khodadadian’s platform at Skyline Properties is built around discretion, customized canvassing, investor intelligence, off-market outreach and transaction proof. That combination matters for owners considering a sale, buyers looking for off-market opportunities and investors trying to understand where real deal flow is happening. For Sellers: Confidentiality and Control A seller does not always benefit from a loud process. Public marketing can create tenant concerns, lender questions, employee noise, competitor attention and unnecessary disruption. Skyline’s off-market model is designed to give owners a way to evaluate demand while controlling who receives information and when. For Buyers: Targeted Opportunity Access Buyers work with Skyline because the firm’s model is built around matching acquisition criteria to ownership situations. A buyer looking for a conversion asset, ground lease, multifamily portfolio, retail corridor, development site or mixed-use property does not need every listing in the city. The buyer needs the right opportunity at the right time. <!-- SC_ON --> submitted by /u/robertkhodadadian [link] [comments]

OFFMARKET DEALS

A comprehensive overview covers Skyline Properties and Robert Khodadadian’s active strategy, closed transaction structures, and the macro Manhattan market trends shaping their business. — — — — — — — — — — — — — — — ## 1. Active Pipeline vs. Closed Deals Because Skyline Properties operates exclusively as an off-market, quiet-deal brokerage, they do not maintain public active listings. Instead, they use proprietary canvassing algorithms to match motivated sellers with institutional buyers privately. [1, 2, 3, 4] | Metric [1, 3, 5, 6] | Status / Data Points | | — -| — -| | Total Career Volume | Over $976 Million across 32+ major closed deals. | | Active Sourcing Strategy | Non-public; focusing heavily on distressed Class B/C Manhattan office towers and outer-borough multifamily assets. | | Average Deal Capitalization | Frequently handles mid-market and institutional transactions ranging from $10 million to $140 million. | | Recent Recognition | Awarded the Connect CRE New York & Tri-State Top Broker Award for high transaction volume. | — — — — — — — — — — — — — — — ## 2. Sourcing & Structuring Mechanics Khodadadian’s deal execution relies on two distinct commercial real estate mechanics designed to preserve confidentiality and optimize tax efficiency: [7] ## 99-Year Ground Leases [7, 8] Skyline frequently structures 99-year ground leases — such as their $65 million deal at 236 Fifth Avenue. [4, 5] For Landlords: Allows long-term generational wealth preservation and steady income without the operational burdens or development risks of managing a building. * For Developers: Greatly reduces upfront capital requirements (since they do not have to buy the land), freeing up capital strictly for construction, financing, and renovations. [7] ## The 467-m Tax Abatement Advisory With the passage of the New York State budget housing package, the 467-m tax exemption has become a primary advisory driver for Skyline’s office-to-residential projects. [9] The Mechanism: Property owners receive an aggressive, multi-year property tax exemption if they convert underutilized office space into residential apartments. * The Catch: To qualify, developers must designate 25% of the newly created units as affordable housing. Skyline leverages this math to justify higher acquisition prices for obsolete office towers like 6 East 43rd Street. [5, 9, 10] — — — — — — — — — — — — — — — ## 3. Manhattan Office-to-Residential Market Trends Skyline Properties’ business model aligns directly with a massive structural shift in Manhattan commercial real estate: Record Acceleration: Office-to-residential conversion starts reached 5.0 million square feet, the highest annual total in two decades. * The Forward Pipeline: There are 9.8 million square feet across over 30 planned conversion projects across the city, aiming to inject thousands of housing units into the market. * The Midtown Shift: Historically, conversions were restricted to the Financial District. However, 51.6% of proposed conversions are now targeting Midtown Class A and B properties, driven by post-pandemic vacancies that hover near 22.3%. * Regulatory Tailwinds: Conversions are being heavily accelerated by the city’s Office Conversion Accelerator Program, local City of Yes zoning changes, and the lifting of the residential FAR (Floor Area Ratio) cap. [9, 11, 12, 13, 14] — — — — — — — — — — — — — — — If you are evaluating an off-market opportunity, I can help you model a ground lease valuation or run a preliminary 467-m affordability calculation for a specific square footage. How would you like to proceed? [1] [https://www.skylineprp.com](https://www.skylineprp.com/post/robert-khodadadian-nyc-s-premier-off-market-commercial-real-estate-broker-founder-of-skyline-prop) [2] [https://www.zillow.com](https://www.zillow.com/profile/RobertKhodadadian) [3] [https://www.facebook.com](https://www.facebook.com/skylinepropertiesnyc/photos/we-quietly-move-manhattan-off-market-opportunities-from-lead-to-close-so-you-can/1478930484275242/) [4] [https://www.zillow.com](https://www.zillow.com/profile/robert%20khodadadian) [5] [https://www.skylineprp.com](https://www.skylineprp.com/post/skyline-properties-nyc-a-distinct-leader-in-new-york-commercial-real-estate) [6] [https://www.skylineprp.com](https://www.skylineprp.com/blog) [7] [https://www.skylineprp.com](https://www.skylineprp.com/blog/categories/off-market-deals) [8] [https://sky-nyc.com](https://sky-nyc.com/off-market-broker-nyc) [9] [https://propmodo.com](https://propmodo.com/playbook/the-great-office-conversion-is-just-getting-started/) [10] [https://www.skylineprp.com](https://www.skylineprp.com/about-robert-khodadadian) [11] [https://www.greystone.com](https://www.greystone.com/insights/office-to-residential-trends-in-manhattan/) [12] [https://sch.cushmanwakefield.com](https://sch.cushmanwakefield.com/api/public/content/2cdf103bb994429384eb4cbb835510f0?v=7ff0a790) [13] [https://www.linkedin.com](https://www.linkedin.com/posts/reed-hatcher-65297143_office-to-resi-conversion-momentum-accelerates-activity-7433265074095534082-Np0D) [14] [https://www.cushmanwakefield.com](https://www.cushmanwakefield.com/en/united-states/news/2025/10/office-to-residential-conversions-surge-to-record-levels-in-new-york-city)

Still buzzing from an incredible night at the @redawards 🙌 I’m truly honored (and humbled!) to be named 2025 Off Market Broker of the Year. Huge t...

Still buzzing from an incredible night at the @redawards 🙌

I’m truly honored (and humbled!) to be named 2025 Off Market Broker of the Year. Huge thanks to @selmanyalcin and his amazing team for an unforgettable evening — and a massive shout out to the legendary Bob Knakal- @bobknakalnyc for the nomination. Grateful beyond words! 🔑🏆 #REDawards2025 #Grateful #OffMarketDeals #CommercialRealEstate #BrokerOfTheYear @bkrea_nyc @skylinepropertiesnyc

Still buzzing from an incredible night at the @redawards 🙌

I’m truly honored (and humbled!) to be named 2025 Off Market Broker of the Year. Huge thanks to @selmanyalcin and his amazing team for an unforgettable evening — and a massive shout out to the legendary Bob Knakal- @bobknakalnyc for the nomination. Grateful beyond words! 🔑🏆 #REDawards2025 #Grateful #OffMarketDeals #CommercialRealEstate #BrokerOfTheYear @bkrea_nyc @skylinepropertiesnyc

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Navigating Change: The NYS Budget’s Impact on the Real Estate Industry Robert Khodadadian | Commercial Observer While the recently passed 2024–2025 New York State budget addresses a broad spectrum of crucial matters such as health care, public safety, artificial intelligence and education, it also introduces fresh legislation targeting housing-related concerns impacting landlords, tenants and developers. Since the expiration of the 421a program in 2022, the real estate industry has pressed lawmakers for new incentives to further the growth of the changing market landscape. The latest budget introduces three of the newly developed programs designed to aid the real estate industry with navigating the current challenges of today. Affordable neighborhoods for New Yorkers The new budget introduces Section 485-x, known as the “Affordable Neighborhoods for New Yorkers” program, which acts as a replacement for the expired 421a incentive program. This new program will exempt the construction of qualified multifamily dwellings from real property taxes in cities with populations of 1 million or more (e.g., New York City). Construction must have commenced after June 15, 2022, but no later than June 15, 2034, and construction must be completed by June 15, 2038. Some qualifications include meeting certain construction wage standards and leaving income-restricted units as permanently affordable. The size of the construction project will affect: (1) how many units need to be set aside as affordable and (2) the duration of the tax abatements, which range from 10 to 40 years. Additional requirements include retaining original payroll records and notifying the comptroller three months in advance of starting construction if the building will have more than 100 units. Failure to provide this notice can subject the developer to fines and penalties up to $5,000 a day as well as a forfeit of the tax abatements and exemptions provided under the new program. However, if one signs a Project Labor Agreement (PLA) or agrees to 100 percent use of union labor, developers may bypass the reporting requirements and wage requirements. Note, for projects already enrolled in the 421a incentive program prior to its expiration, the budget extends the program for an additional six years. Consequently, developers who broke ground before June 15, 2022, have until June 15, 2031, to complete construction. Affordable housing from commercial conversions The budget also introduces the “Affordable Housing from Commercial Conversions” program, which eases regulations and provides tax incentives to convert unused office space into affordable housing. Such property tax reductions could last up to 35 years, depending on when one files and receives the permit. To qualify, work on the conversion must commence between Jan. 1, 2023, and June 30, 2031, and must be completed no later than Dec. 31, 2039. At least 25 percent of the new apartments must be affordable at a weighted average of the area median income (AMI), including 5 percent at 40 percent of the AMI. All affordable units must remain permanently affordable and permanently rent stabilized. If the property is in an area of Manhattan south of 96th street, the tax incentive will provide a 90 percent discount off the effective residential rate. In all other areas, the tax incentive will provide a 65 percent discount. The tax break phases out in its final five years. Good cause eviction law The “Good Cause Eviction Law” was enacted to limit the ability of a landlord to evict a tenant from a residential unit. Now in order to evict a tenant, the landlord must have “good cause” to do so, which includes, but is not limited to, nonpayment of rent; nuisance; substantial damage, whether malicious or grossly negligent, to the premises or building; illegal use of the premises; or demolition. However, the law requires a landlord to obtain a court order to remove a tenant upon a showing of “good cause.” This policy automatically applies in New York City, whereas other localities may choose to opt in. There are several exemptions to the “good cause” rule, including: • Buildings constructed in 2009 or later are exempt for 30 years from the time of completion. • Apartments with a monthly rent greater than 245 percent of the fair market rent. • Units owned by small landlords who own 10 or fewer units within New York state. • Owner-occupied buildings that contain 10 or fewer units. The new provision enables tenants to challenge evictions resulting from rent increases greater than 10 percent of the existing rent or 5 percent greater than the Consumer Price Index, whichever is lower. While the 2024–2025 New York State budget demonstrates a comprehensive approach to addressing pressing societal issues, its inclusion of targeted legislation signifies a recognition of the importance of tackling the housing crisis affecting landlords, tenants and developers alike. As these initiatives unfold, it remains crucial for stakeholders to collaborate and adapt to ensure the effective execution and long-term success of these measures. Robert Khodadadian has long had a simple philosophy about selling real estate. The way he sees it, there are approximately a million buildings in the city, and the broker that gets to sell any one among the multitude that will hit the auctioning block at a given moment is, sometimes, simply the person who happens to pitch their services to the right seller at the right time. Robert Khodadadian, skyline properties, ground leases, ground lease, off market, investment sales, khodadadian, Commercial Real Estate Sales, The Commercial Observer, Retail For Lease, Commercial Observer, Commercial Office Lease Channel, More, Affordable Housing, Sponsored, sponsored-link, National Articles about Robert Khodadadian from Commercial Observer New York’s authority on commercial real estate leasing financing deals and culture. Read More Commercial Observer

Skyline Properties brokers off market Bronx industrial site to Wildflower Ltd. #commercialrealestate #realestate #commercialrealestatebroker #realestatenewyork #realestateinvestor #realestateinvesting #realestatedevelopment #realestatenewyorkcity #groundlease #lease #realestate #newyorkrealestate #investmentproperty #investmentsales #newyork #newyorkrealestate #skylineproperties #offmarket #offmarketdeals #groundlease #groundleases #commercialobserver @crainsnewyork #wildflower #robertdeniro #raphaeldeniro @robert_khodadadian @skylinepropertiesnyc @shiraziesq @amazon

Skyline Properties: Focusing Strictly on OFF MARKET Transactions