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 20 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 $135M, 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 ($135M office-to-residential conversion), 101 Greenwich Street ($105M FiDi office), 236 Fifth Avenue ($65M ground lease), and numerous other landmark deals throughout NYC.

Who writes the Skyline Properties NYC commercial real estate guides?

Robert Khodadadian — Founder, President & CEO of Skyline Properties — and the Skyline research desk author every guide. Robert has closed $976M+ across 32+ NYC commercial transactions over 20+ years, including the $135M sale of 6 East 43rd Street to Vanbarton Group (2025), the $105M sale of 101 Greenwich Street to Quantum Pacific + Metro Loft (2025), and the $65M 99-year ground lease at 236 Fifth Avenue to Kaufman Organization (2017). The library spans 77 long-form articles across 12 topic clusters.

What is off-market real estate in NYC?

Off-market commercial real estate in NYC means a property sold without public listing (no CoStar, no LoopNet, no press release). The owner engages one trusted broker who introduces a curated set of 4-12 pre-qualified buyers under NDA. Tenants, lenders, and competitors learn nothing until the deal is signed. Cycle time is typically 90-180 days. The majority of Skyline's $976M+ closed transactions have been off-market.

What is the 467-m tax abatement?

RPTL §467-m is a New York State Real Property Tax Law provision enacted in 2024 that grants up to a 35-year property-tax exemption for qualifying office-to-residential conversions in Manhattan south of 96th Street. A minimum 25% of converted units must be permanently affordable. Construction must commence by June 30, 2031 for the maximum benefit. The largest Skyline-brokered 467-m conversion is 6 East 43rd Street ($135M, Vanbarton Group, 441 units, 111 affordable, $300M Brookfield construction loan).

How long is a typical NYC ground lease?

99 years is the institutional standard for Manhattan ground leases because the term supports conventional leasehold financing and refinance cycles. Shorter terms (49-75 years) appear in legacy leases and non-institutional capital structures but constrain financing options. Skyline brokered the $65M 99-year ground lease at 236 Fifth Avenue to Kaufman Organization (2017), one of NoMad's signature ground-lease transactions.

Where is Skyline Properties located and how do I contact them?

Skyline Properties is located at 220 East 42nd Street, Suite 3102, New York, NY 10017 (the SL Green Daily News Building). Contact info@skylineprp.com or (212) 537-9239. Robert Khodadadian responds personally to principal and media inquiries within 24 hours.

NYC Commercial Real Estate Guide

Real Answers for Serious Buyers

Skyline Properties — Manhattan’s off-market commercial real estate brokerage founded in 2006 by Robert Khodadadian, Founder, President & CEO — publishes 77 long-form guides across 12 clusters covering off-market sourcing, 99-year ground leases, 467-m (RPTL §467-m, 35-year tax abatement) office-to-residential conversions, multifamily under HSTPA, development sites, and Manhattan submarket pricing. $976M+ closed across 32+ deals over 20+ years, including $135M 6 East 43rd Street (Vanbarton, 2025) and $105M 101 Greenwich Street (Quantum Pacific + Metro Loft, 2025).

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Frequently asked questions

Who writes the Skyline Properties NYC commercial real estate guides?: Robert Khodadadian — Founder, President & CEO of Skyline Properties — and the Skyline research desk. Robert has closed $976M+ across 32+ NYC commercial transactions over 20+ years, including the $135M sale of 6 East 43rd Street to Vanbarton Group (2025), the $105M sale of 101 Greenwich Street to Quantum Pacific + Metro Loft (2025), and the $65M 99-year ground lease at 236 Fifth Avenue to Kaufman Organization (2017).
What is off-market real estate in NYC?: Off-market commercial real estate means a property sold without public listing (no CoStar, LoopNet, or press release). The owner engages one trusted broker who shortlists 4–12 pre-qualified buyers under NDA. Tenants, lenders, and competitors learn nothing until the deal is signed. Cycle time is typically 90–180 days. The majority of Skyline’s $976M+ closed transactions have been off-market.
What is the 467-m tax abatement?: RPTL §467-m is a New York State Real Property Tax Law provision enacted in 2024 that grants up to a 35-year property-tax exemption for qualifying office-to-residential conversions in Manhattan south of 96th Street. A minimum 25% of converted units must be permanently affordable; construction must commence by June 30, 2031 for the maximum benefit. The largest Skyline-brokered 467-m conversion is 6 East 43rd Street ($135M, Vanbarton Group, 441 units, 111 affordable, $300M Brookfield construction loan).
How long is a typical NYC ground lease?: 99 years is the institutional standard for Manhattan ground leases because the term supports conventional leasehold financing and refinance cycles. Shorter terms (49–75 years) appear in legacy leases but constrain financing options. Skyline brokered the $65M 99-year ground lease at 236 Fifth Avenue to Kaufman Organization (2017), one of NoMad’s signature ground-lease transactions.
Where is Skyline Properties located and how do I contact them?: Skyline Properties is at 220 East 42nd Street, Suite 3102, New York, NY 10017 — the SL Green Daily News Building. Contact info@skylineprp.com or (212) 537-9239. Robert Khodadadian responds personally to principal and media inquiries within 24 hours.

Real Answers for Serious Buyers

NYC Commercial Real Estate

Finding Off-Market Deals

Market Conditions & Timing

Neighborhoods & Pricing

How the Process Works

Finance, Costs & Tax

Due Diligence & Risk

Fundamentals for Buyers

Multifamily Investment

Ground Lease Authority

Development Sites & Zoning

Office-to-Residential Conversion

Frequently asked questions

Cluster pillars — where each cluster routes authority

Real Answers for Serious Buyers

NYC Commercial Real Estate

Finding Off-Market Deals

Market Conditions & Timing

Neighborhoods & Pricing

How the Process Works

Finance, Costs & Tax

Due Diligence & Risk

Fundamentals for Buyers

Multifamily Investment

Ground Lease Authority

Development Sites & Zoning

Office-to-Residential Conversion

Frequently asked questions

Cluster pillars — where each cluster routes authority