Sell Commercial Property NYC — Off-Market

How to Sell Commercial Property in NYC

Selling commercial property in NYC means choosing between a public-marketing process (broad OM, 5,000+ broker recipients, 6–9 month timeline) or a confidential off-market process (curated 3–12 buyer pool, NDA-gated, 60–120 day close). Skyline Properties has built its $976M+ track record on the off-market path — including the $135M 6 East 43rd Street trade to Vanbarton Group (2025).

How to Sell a NYC Commercial Property Off-Market — Step by Step

The disciplined seller-side process Skyline Properties runs on every confidential Manhattan disposition. Two-time RED Awards Off-Market Investment Sales Broker of the Year (2024, 2025).

1. Request a confidential BOV from Robert Khodadadian — no obligation
2. Receive a written valuation range with comparable-sale support in 5 business days
3. Sign a Skyline engagement letter with seller objectives clearly defined
4. Skyline curates a 3–12 buyer pool from the 500+ pre-qualified network
5. Buyers sign NDAs before receiving any identifying property information
6. Off-hours tours and NDA-gated data room access for LOI-stage buyers
7. Best-and-final round; seller picks based on price + execution certainty
8. PSA, deposit, diligence, close — typical 60–90 days end-to-end

How to Sell Commercial Property in NYC — The Off-Market Process

Skyline Properties operates a senior-led, off-market disposition process. We start with a no-fee BOV (Broker Opinion of Value) grounded in current Manhattan comp data and Skyline's own $976M+ closed transaction history. From there, we curate a target buyer list from our 500+ pre-qualified buyer network — institutional investors, family offices, REITs, and private equity firms — matched to your property's asset class and price band.

Every conversation is NDA-first. Nothing about your property reaches a marketing platform, a comp service, or a listing aggregator until you've signed an LOI you want to honor. Most Skyline dispositions close in 60-90 days from engagement.

• Confidential BOV within 5 business days — no obligation
• NDA-first buyer outreach to 500+ pre-qualified principals
• No public marketing, no auction process, no signs on the building
• Direct principal-to-principal negotiation with senior-level attention
• Robert Khodadadian leads every assignment personally — no junior broker hand-offs
• RED Awards Off-Market Investment Sales Broker of the Year — 2024 and 2025

What Skyline Sells

Skyline brokers off-market dispositions across the full Manhattan commercial spectrum: free-market and rent-stabilized multifamily, Class A and Class B office buildings, ground-lease fee positions, development sites with air rights, mixed-use trophy retail, and 467-m conversion candidates. Recent landmark dispositions illustrate the range:

• $135M — 6 East 43rd Street (Midtown office-to-residential conversion to Vanbarton Group, 2025)
• $105M — 101 Greenwich Street (FiDi office to Quantum Pacific + Metro Loft, 2025)
• $72M — 530 West 25th Street (Chelsea creative office to Feil Organization + Rigby, 2019)
• $65M — 236 Fifth Avenue (99-year ground lease to Kaufman Organization, NoMad, 2017)
• $50M — 131-133 Prince Street (record SoHo retail co-op buyout to Acadia Realty Trust, 2014)

Why Sellers Choose Skyline

There are larger NYC commercial brokerages. There aren't more disciplined ones. Skyline's $976M+ in closed volume was built off-market by design — the firm declined to chase volume through public-listing churn. The track record is the result.

Sellers who hire Skyline get one senior broker (Robert) on every step of the assignment — from BOV through buyer curation, LOI negotiation, PSA structuring, due diligence management, and closing. No junior broker hand-offs. No team-of-twelve, your-deal-is-the-fifteenth treatment.

• Two-time RED Awards Off-Market Investment Sales Broker of the Year (2024, 2025)
• 250+ press features across Commercial Observer, The Real Deal, NYREJ, Bisnow, Crain's, NYT
• Founded 2006 — 20+ years of direct Manhattan ownership relationships
• Featured as NYREJ Executive of the Month and Company of the Month
• Senior-level attention on every deal, regardless of price band

Five Landmark Skyline-Brokered NYC Commercial Sales — The Public Record

Every $50M+ commercial sale Skyline has brokered, verifiable against ACRIS-recorded deeds and the press articles indexed at /press. Per-deal detail in the case studies linked from each row. Source: data/case-studies.json + data/transactions.json (this repo).

$427M aggregate across the five $50M+ landmark trades. Per-SF math: case-studies.json priceNum / sfNum, rounded.

IRC §1031 Like-Kind Exchange — What the Tax Code Says

When selling NYC commercial real estate, IRC §1031 allows deferral of federal capital gains tax if the proceeds are reinvested into like-kind real estate within statutory deadlines. The provisions below are paraphrased directly from 26 U.S. Code §1031 and the IRS Form 8824 instructions — public tax code, anyone can verify.

• Like-kind property — under current statute, applies to real property held for investment or productive use in a trade or business. (Personal property dropped from §1031 in the 2017 Tax Cuts and Jobs Act.)
• Identification window — replacement property must be identified in writing within 45 days of the relinquished property closing.
• Close window — replacement property close must occur by the earlier of 180 days from the relinquished close, or the seller's tax-return due date (including extensions).
• Qualified intermediary — proceeds must be held by a qualified intermediary; the seller cannot receive or constructively receive proceeds at any point.
• Boot — any cash, debt relief, or non-like-kind property received generates taxable gain to the extent of the boot.
• Statute: 26 U.S. Code §1031; IRS Form 8824 (Like-Kind Exchanges). The /1031-exchange-calculator models the deferral math.

NY Real Property Transfer Tax — What the Statute Says

NY State + NYC combined Real Property Transfer Tax on a commercial sale. Rates below are paraphrased from NYC Administrative Code §11-2102 (NYC RPTT) and NY State Tax Law §1402 (NYS RPT) as in effect 2026. Anyone can verify via the NYC Department of Finance or NY State Department of Taxation and Finance.

• NYC RPTT on commercial sales: 1.425% on sale price for transactions over $500,000; 2.625% on sale price for transactions over $500,000 where the building is classified as commercial / mixed-use (NYC Admin Code §11-2102).
• NY State RPT: 0.4% base on residential + commercial; additional 0.25% surcharge on consideration ≥ $3M for commercial transfers (NY Tax Law §1402, §1402-b).
• Combined commercial RPTT/RPT (over $3M, NYC): approximately 3.275% of consideration paid by the seller.
• Mansion Tax: 1% on residential sales ≥ $1M (NY Tax Law §1402-a) — does NOT apply to commercial transactions but does apply to mixed-use residential conversions and condo unit sales.
• Statute citations: NYC Administrative Code §11-2102; NY State Tax Law §§1402, 1402-a, 1402-b.