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 is Skyline Properties?

Skyline Properties is Manhattan's leading off-market commercial real estate brokerage, founded by Robert Khodadadian (Founder, President & CEO; licensed since 2006). $976M+ closed in NYC commercial transactions across office, multifamily, retail, ground leases, and office-to-residential conversions. Two-time RED Awards Off-Market Investment Sales Broker of the Year (2024, 2025).

What investor types does Skyline work with?

Family offices, REITs (publicly-traded and private), sovereign wealth funds, private equity acquisition teams, insurance company real-estate desks, foreign principal investors, high-net-worth individuals, and 1031 exchangers. Recent counterparties include Vanbarton Group, Brookfield, Quantum Pacific (Idan Ofer), Metro Loft (Nathan Berman), BentallGreenOak, Acadia Realty Trust, The Kaufman Organization, and The Feil Organization.

What is the off-market deal flow process?

Principal investors with documented capital and clear acquisition criteria can be added to Skyline's confidential mandate list. Robert personally vets each principal relationship. Mandates are matched against current and future seller engagements; nothing is publicly listed. NDA-first communication, full discretion.

How do I request a BOV (Broker Opinion of Value)?

Submit the property address and ownership context at /bov-request. Free, confidential, no obligation. Robert delivers a written valuation range with comparable-sale support typically within 5 business days for Manhattan commercial assets.

Does Skyline pay referral fees?

Yes — for qualified deal referrals from licensed brokers and from principals with documented relationships, Skyline pays standard industry referral fees on closed transactions. See /refer-a-deal for terms.

For Principals & Capital Partners

Investor Relations

$976M+ closed in Manhattan commercial real estate. Two-time RED Awards Off-Market Investment Sales Broker of the Year (2024, 2025). Direct, NDA-first relationship with Robert Khodadadian — Founder, President & CEO.

Closed volume

$976M+

Deals closed

32+

Press features

250+

Years licensed

20+

Reviewed and approved by Robert Khodadadian, Founder, President & CEO of Skyline Properties · Licensed NY real estate broker since 2006.Last reviewed: 2026-05-22

What we do for principal investors

Off-market acquisition sourcing

Confidential, NDA-first sourcing of Manhattan commercial assets that never hit listing platforms. We work principal-to-principal with seller relationships built over 20+ years.

Disposition strategy

Quiet marketing process for owners who want to test market depth without a public listing. Skyline's buyer network includes family offices, REITs, sovereign wealth, and PE funds.

Ground-lease structuring

$120M+ in closed ground-lease transactions: $65M at 236 Fifth Avenue (99-year lease, Kaufman Organization), $35M Haymarket Building, $20M 4-14 West 125th Street. Custom term-sheet drafting + valuation.

Office-to-residential conversion

Robert brokered the $135M Vanbarton 6 East 43rd Street conversion under RPTL §467-m. Full underwriting from feasibility to closing.

Development site assemblage

Multi-lot acquisition strategy, air-rights transfers, ULURP advisory referrals. Manhattan + outer-borough development pipeline.

Multifamily portfolio sales

Discreet portfolio dispositions including Benedict Realty's $46.5M Queens portfolio. Rent-stabilized, free-market, mixed-asset structures.

Research & due diligence

Closed deals

32 closed transactions, $976M+ aggregate. Sortable by year, price, asset type, submarket.

Case studies

Five $50M+ landmark deals, narrative deep-dives — strategy, bidder dynamics, what closed.

Recent ACRIS comps

Live feed of every Manhattan commercial deed >$5M, enriched with PLUTO zoning + FAR data. Updated daily.

467-m calculator

35-year present-value model for office-to-residential conversion tax abatement. NPV, year-by-year schedule.

Awards & recognition

RED Awards 2024 + 2025. 250+ press features across The Real Deal, Commercial Observer, Crain's, NYREJ, Bisnow, NYT, and NY Post.

Press kit

Bios, headshots, fact sheet, talking points, journalist directory. For media + diligence purposes.

Direct engagement

Request a confidential BOV

Free Broker Opinion of Value on a specific Manhattan commercial property. Written report with comparable-sale support, typically delivered within 5 business days.

Submit property →

Refer a deal

Standard industry referral fees on closed transactions for qualified deal referrals from licensed brokers and principals with documented relationships.

Referral terms →

Join the buyer network

Confidential mandate registration for principals with documented capital + clear acquisition criteria. NDA-first; nothing publicly listed.

Buyer network →

Direct line to Robert

info@skylineprp.com · (212) 537-9239 · 220 East 42nd Street, Suite 3102, NYC. Robert responds personally to principal inquiries within 24 hours.

Contact →

Institutional Counterparties

Recent institutional counterparties

Robert Khodadadian transacts at the institutional tier. A sample of named buyers, sellers, and capital partners on past Skyline-brokered deals — every card links to the underlying transaction.

Full transaction history at /deals — featured deep-dives at /case-studies.

Direct Calendar

Schedule a private conversation

Robert vets each principal relationship personally. Book a 30-minute confidential call. NDA-first, full discretion, no public listing exposure.

Want a private conversation?

Robert vets each principal relationship personally. NDA-first communication, full discretion, no public listing exposure.

Schedule a call Request a BOV