6-8 East 37th Street & 9 East 36th Street

Transcription

1 Development Site & Mixed-Use Building 6-8 East 37th Street & 9 East 36th Street New York, NY PROPERTY SNAPSHOT 9 East 36th Street is located on the north side of East 36th Street between Fifth and Madison Avenues. Location: 866 / 9 Block / Lot: 31 x (approx.) Building Size: 31 x (approx.) 5 Stories: 3,061 C5-2 / 10.0 Zoning / FAR: 17,320 (Can be transferred to 6-8 East 37th St.) Available Air Rights: Assessment (14/15): $768,870 Real Estate Taxes (14/15): $101,067 None Landmark Status: property description PROPERTY SNAPSHOT Location: Block / Lot: Building Size: Zoning / FAR: Total As-of-Right Buildable SF. : Additional Air Rights From 9 East 36th St. : Total Residential Buildable SF.: 6-8 East 37th Street is located on the south side of East 37th Street between Fifth and Madison Avenues. 866 / x (approx.) N/A 4,937.5 sq. ft. (approx.) C5-2 / 10.0 (12.0 w/ Inclusionary) 49,375 sq. ft. (59,250 sq. ft. w/ Inclusionary) 17,320 sq. ft. (approx.) 66,695 sq. ft. (76,570 sq. ft. w/ Inclusionary) 66,695 sq. ft. (After 9 East 36th St. AR Transfer) Total Commerical (Hotel) Buildable SF: Assessment (14/15): Real Estate Taxes (14/15): Landmark Status: $1,610,829 $166,285 None asking price : $55,500,000 MADISON AVENUE E A S T 3 7 TH S T R E E T FIFTH AVENUE M a s s ey K n a ka l h a s b e e n r e t a i n e d o n a n exc l u s i ve b a s i s to a r r a n g e fo r t h e s a l e o f b ot h a d eve l o p m e n t s i te l o c a te d o n t h e s o u t h s i d e o f E a s t 37 t h S t r e e t a n d a m i xe d - u s e b u i l d i n g l o c a te d o n t h e n o r t h s i d e of East 36th Street. 6-8 E a st 37 t h S t r e et i s a d eve l o p m e n t s i te w i t h 5 0 o f f ro n t a g e o n E a s t 37 t h S t r e e t b e t we e n F i f t h a n d M a d i s o n Ave n u e. T h e s i te i s c u r r e n t l y a va c a n t l ot z o n e d C 5-2 w i t h a n FA R o f fo r b ot h c o m m e rc i a l o r r e s i d e n t i a l u s e g i v i n g i t 4 9, 37 5 b u i l d a b l e s qu a r e fe e t a s - o f - r i g h t. A n a d d i t i o n a l 17, s qu a r e fe e t o f a i r r i g h t s c a n b e t r a n s fe r r e d f ro m 9 E a s t 3 6 t h S t r e e t fo r a tot a l o f 6 6, b u i l d a b l e s qu a r e fe e t. C 5-2 z o n i n g a l s o b e n e f i t s f ro m t h e I n c l u s i o n a r y H o u s i n g P ro g r a m w h i c h wo u l d a l l ow fo r a n a d d i t i o n a l 2. 0 FA R o f r e s i d e n t i a l to b e p u rc h a s e d, f u r t h e r i n c r e a s i n g t h e tot a l b u i l d a b l e by 9, 87 5 s qu a r e fe e t to a tot a l p ote n t i a l o f 76, 57 0 b u i l d a b l e s qu a r e fe e t fo r r e s i dential use. 9 E a st 3 6 t h S t r e et i s a 31 w i d e, 5 - s to r y, m i xe d - u s e b u i l d i n g w i t h a n e l eva to r l o c a te d o n t h e n o r t h s i d e o f E a s t 3 6 t h S t r e e t b e t we e n F i f t h a n d M a d i s o n Av e n u e s. T h e p ro p e r t y c o n t a i n s a va c a n t g ro u n d f l o o r r e t a i l s p a c e, 8 s t u d i o s a n d 8 l o f t a p a r t m e n t s a b ove. O f t h e 16 a p a r t m e n t s, 11 a r e fa i r m a r ke t, 4 a r e r e n t s t a b i l i z e d, a n d 1 i s r e n t c o n t ro l l e d. W i t h 5 r e n t r e g u l a te d u n i t s a c h i ev i n g o n l y 3 0 % o f m a r ke t r e n t a l r a te s, t h e p ro p e r t y r e p r e s e n t s a g r e a t o p p o r t u n i t y fo r a n i nve s to r to c a p t u r e u p s i d e by r e p o s i t i o n i n g t h e a s s e t. T h e p ro p e r t y h a s a p p rox i m a te l y 17, s qu a r e fe e t o f a i r r i g h t s w h i c h c a n b e t r a n s fe r r e d to 6-8 E a s t 37 t h S t r e e t. sq. ft. (approx.) 13,290 sq. ft. (approx.) Gross Square Footage: E A S T 3 6 TH S T R E E T For further information or inspection, please contact Exclusive Agents Robert A. Knakal John F. Ciraulo Jonathan Hageman Craig Waggner Nicholas Gillott Sales Team Manager Director of Sales Associate Vice Chairman Chairman rknakal@masseyknakal.com jciraulo@masseyknakal.com jhageman@masseyknakal.com cwaggner@masseyknakal.com ngillott@masseyknakal.com x x x x x7777 The information contained herein has either been given to us by the owner of the property or obtained from sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it. All zoning, buildable footages and uses must be independently verified. The value of this investment is dependent upon these estimates and assumptions made above, as well as the investment income, the tax bracket, and other factors which your tax advisor and/or legal counsel should evaluate. THE PROSPECTIVE BUYER SHOULD CAREFULLY VERIFY EACH ITEM OF INCOME, AND ALL OTHER INFORMATION HEREIN. 275 Madison Avenue Third Floor New York, NY Fax THE BRONX BROOKLYN MANHATTAN NASSAU NEW JERSEY QUEENS STATEN ISLAND WESTCHESTER

2 Development Site & Mixed-Use Building 6-8 East 37th Street & 9 East 36 th Street New York, NY 9 East 36th Street Rent Roll & Finiancial Snapshot RENT ROLL Unit Status LXP Type Square Footage PPSF Monthly Rent Annual Rent GR Vacant NA Retail 1800 $100 $15,000 $180,000 2A FM 01/31/2015 Front Large Loft 782 $44 $2,850 $34,200 2B RC RC Front Studio 500 $9 $382 $4,578 2C FM N/A Rear Studio 435 $83 $3,000 $36,000 2D FM N/A Rear Large Loft 782 $46 $3,000 $36,000 3A FM 01/30/2015 Front Large Loft 782 $46 $3,000 $36,000 3B FM N/A Front Studio 500 $72 $3,000 $36,000 3C RS 11/30/2014 Rear Studio 435 $23 $817 $9,800 3D FM N/A Rear Large Loft 782 $51 $3,300 $39,600 4A FM N/A Front Large Loft 782 $51 $3,300 $39,600 4B FM N/A Front Studio 500 $72 $3,000 $36,000 4C FM N/A Rear Studio 435 $83 $3,000 $36,000 4D FM N/A Rear Large Loft 782 $51 $3,300 $39,600 5A RS 11/30/2014 Front Large Loft 782 $11 $745 $8,938 5B FM N/A Front Studio 500 $72 $3,000 $36,000 5C RS 11/30/2014 Rear Studio 435 $33 $1,194 $14,323 5D RS 11/30/2014 Rear Big Loft 782 $9 $569 $6,822 Total Rents Residential PPSF Average: $47.13 $52,455 $629,461 Units have been projected EXPENSES: (ESTIMATED) Real Estate Taxes (Actual 2014/2015) $101,067 Water/Sewer (Projected at $.50 PSF) $6,645 Insurance (Projected at $1.00 PSF) $13,290 Fuel (Projected at $1.60 PSF) $21,264 Electric (Projected at $.25 PSF) $3,323 Elevator Maintenance (Projected $4,000 Annual) $4,000 Repairs & Maintenance (Projected at $0.75 PSF) $9,968 Super (Projected at $400 per month) $4,800 Management (4% of Gross Income) $25,178 TOTALS $189,534 FINANCIAL SUMMARY Gross Annual Income $629,461 Expenses $189,534 Net Operating Income $439,927 asking price : $55,500,000 Robert A. Knakal Chairman rknakal@masseyknakal.com x7777 For further information or inspection, please contact Exclusive Agents John F. Ciraulo Vice Chairman jciraulo@masseyknakal.com x7700 Jonathan Hageman Sales Team Manager jhageman@masseyknakal.com x7773 Craig Waggner Director of Sales cwaggner@masseyknakal.com x7744 The information contained herein has either been given to us by the owner of the property or obtained from sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it. All zoning, buildable footages and uses must be independently verified. The value of this investment is dependent upon these estimates and assumptions made above, as well as the investment income, the tax bracket, and other factors which your tax advisor and/or legal counsel should evaluate. THE PROSPECTIVE BUYER SHOULD CAREFULLY VERIFY EACH ITEM OF INCOME, AND ALL OTHER INFORMATION HEREIN. 275 Madison Avenue Third Floor New York, NY Fax THE BRONX BROOKLYN MANHATTAN NASSAU NEW JERSEY QUEENS STATEN ISLAND WESTCHESTER Nicholas Gillott Associate ngillott@masseyknakal.com x7797

3 Principal Confidentiality and Indemnification Agreement (the Agreement ) 6-8 East 37th Street Principal: _ ( Prospective Purchaser ) Title: _ Company: _ Address: _ Address: _ Phone / Fax: _ _ Re: Confidentiality and Indemnification Agreement This will serve to confirm that Massey Knakal Realty of Manhattan LLC ( Agent ) is acting as exclusive agent on behalf of The Owner and their related companies (collectively Owner ) in connection with the possible sale of 6-8 East 37 th Street, New York, New York, (the Property ). You have informed us that you ( Prospective Purchaser ) are interested in the possible purchase of the Property. Prospective Purchaser also hereby represents that Prospective Purchaser is not a broker and/or will not be acting as a broker relative to the Property. Prospective Purchaser has requested that Agent furnish Prospective Purchaser with certain information concerning the Property. This information may include, without limitation, the offering memorandum prepared by Agent, various papers, documents, legal instruments, studies, brochures, computer output, and other materials, and any discussions or Property visitations which are conducted with or by Prospective Purchaser concerning the Property (all of the aforementioned information is collectively referred to as Evaluation Material ). In this connection, we are prepared to consider the furnishing of the Evaluation Material to Prospective Purchaser only upon the condition that Prospective Purchaser agree to treat the Evaluation Material confidentially as hereinafter provided. As a condition to Agent furnishing the Evaluation Material to Prospective Purchaser, Prospective Purchaser hereby agrees, as follows: 1. All Evaluation Material furnished to Prospective Purchaser by Agent or Owner will not be used or duplicated by Prospective Purchaser for any purpose other than evaluating a possible purchase of the Property by Prospective Purchaser. Prospective Purchaser agrees to keep all Evaluation Material (other than information which is a matter of public record or is provided in other sources readily available to the public other than as a result of disclosure by Prospective Purchaser or a Related Party) strictly confidential; provided, however, that the Evaluation Material may be disclosed to directors, officers, and employees of Prospective Purchaser, and to Prospective Purchaser s outside legal counsel, accounting firm, consultants, current partners, but not prospective partners, lenders, and affiliates (all of whom are collectively referred to as Related Parties ) who, in Prospective Purchaser s reasonable judgment, need to know such information for the purpose

4 of evaluating a possible purchase of the Property. The Related Parties shall be informed by Prospective Purchaser of the confidential nature of such information and shall be directed by Prospective Purchaser to keep all such information, as a condition of the delivery of the Evaluation Materials to such Related Party, in the strictest confidence and to use such information only for the purpose of evaluating a possible purchase by Prospective Purchaser. Any disclosure of Evaluation Material by Related Parties shall be deemed made by and be the responsibility of Prospective Purchaser. Prospective Purchaser will promptly, upon the request of Agent or Owner, deliver to Agent or Owner all written Evaluation Material furnished to it by Agent or Owner, whether furnished before or after the date of this letter, without retaining copies thereof. 2. Prospective Purchaser agrees not to make any of the Evaluation Material available, or disclose any of the contents of the Evaluation Material, or disclose either the fact that discussions or negotiations are taking place concerning a possible sale of the Property to Prospective Purchaser or any of the terms, covenants, conditions, or other facts with respect to any such sale or any investment proposal, including the status thereof, to any person other than as permitted by the preceding paragraph unless: (i) such person has been identified in writing to Agent and Owner; (ii) Agent and Owner have approved in writing the disclosure of the Evaluation Material to such person; and (iii) such person has entered into a written Confidentiality Agreement with Agent and Owner the provisions of which agreement shall be substantially the same as the provisions of this Agreement. The term person as used in this Agreement shall be interpreted broadly to include, without limitation, any corporation, partnership, association, limited liability company or any other entity or individual. Prospective Purchaser will direct Related Parties to whom Evaluation Material is made available not to make similar disclosures and any such disclosure shall be deemed made by, and be the responsibility of, Prospective Purchaser. 3. Although we have endeavored to include in the Evaluation Material information which we believe to be relevant to Prospective Purchaser s investigation, Prospective Purchaser understands and acknowledges that neither Agent nor Owner nor any of their respective advisors or representatives make any representation or warranty as to the accuracy or completeness of the Evaluation Material. Any financial information and projections contained in the Evaluation Material represent estimates based on assumptions considered reasonable under the circumstances although not independently verified by Agent. Agent and Owner and their respective advisors and representatives make no representations or warranties, express or implied, that actual results of operations will conform to such projections. Owner and Agent and their respective advisors and representatives expressly disclaim any and all liability for representations or warranties, express or implied, contained in the Evaluation Material or for omissions from the Evaluation Material, or in any other written or oral communications transmitted or made available to Prospective Purchaser. Prospective Purchaser agrees that neither Agent nor Owner nor any affiliate or advisor or representative of Agent or Owner shall have any liability to Prospective Purchaser or any of their representatives or Related Parties resulting from use of or reliance upon the Evaluation Material. 4. The Prospective Purchaser shall not enter upon the Property, inspect the Property (other than drive by inspections), discuss the Property or the possible sale of the Property with the employees thereof or of the affiliates of Owner or any tenants of the Property, or discuss the possible purchase of the Property with any other person, other than the Related Parties, without the prior written consent of Owner and/or Agent. All access to the Property (including property inspections) shall be made under the supervision of Owner or Agent, and shall be by appointment only, arranged through Agent. Owner and Agent expressly reserve the right, at their sole discretion, to reject any and all expressions of interest or offers to purchase the Property from Prospective Purchaser or any other person or entity and terminate discussions with Prospective Purchaser or any other person or entity at any time, with or without notice. Owner shall have no legal commitment or obligation to Prospective Purchaser, or any other person or entity reviewing the Evaluation Material or making an offer to purchase the Property unless and until such purchase of the Property is approved on whatever terms are deemed desirable by Owner, a written agreement for the purchase of the Property has been fully executed, delivered and approved by Owner and its legal counsel, any conditions to Owner s obligations thereunder have been satisfied or waived, and any conditions to Prospective Purchaser s obligations thereunder have, in the

5 sole opinion of Owner, been satisfied, and the Prospective Purchaser has delivered to Owner the downpayment and any other payments required under such written agreement for the purchase of the Property. Any person violating this Agreement may, in addition to Owners others rights hereunder, at law or in equity, be disqualified from the bidding process and shall have no right to purchase the Property, in Owner s sole and absolute discretion. 5. The Prospective Purchaser shall indemnify, defend and hold harmless Owner and Agent and their respective advisors, representatives, affiliates, successors and assigns, employees, officers, members, and directors from and against any loss, liability, damages, claims, costs (including attorneys fees), causes of action or other matters arising out of, caused by or relating to the Prospective Purchaser s and/or Related Parties breach or violation of the terms and conditions of this Agreement by Prospective Purchaser or any of the Related Parties. Further, Owner and Agent shall be entitled to enforce this Agreement by injunction or other equitable relief, seeking to prevent the disclosure of the Evaluation Materials and/or to enjoin the violation, or further violation, of this Agreement. 6. Prospective Purchaser has been advised that Agent is acting on behalf of Owner as exclusive broker in connection with the possible sale of the Property. Therefore, Prospective Purchaser agrees to pay all brokerage commissions, finder s fees and other compensation to which any broker (other than Agent), finder or other person may be entitled in connection with the sale of the Property if such claim or claims for commissions, fees or other compensation are based in whole or in part on dealings with Prospective Purchaser or any of its representatives or Related Parties (except Agent s compensation which is payable by Owner). Any commission or fees payable to outside brokers retained by the Prospective Purchaser shall be paid by the Prospective Purchaser, without reimbursement from Owner or Agent or their respective representatives or advisors. Prospective Purchaser agrees to indemnify and hold harmless Agent and Owner and their respective affiliates, advisors, representatives, successors and assigns, employees, officers, members, and directors, from and against any loss, liability or expense, including attorney s fees, arising out of any claim or claims by any broker, finder or similar agent for commissions, fees or other compensation for bringing about any sale of the Property to Prospective Purchaser if such claim or claims are based in whole or in part on dealings with Prospective Purchaser or any of their representatives or Related Parties. 7. No failure or delay by Agent or Owner in exercising any right, power or privilege hereunder shall operate as a waiver thereof, nor shall any single or partial exercise thereof or failure to exercise preclude any other or further exercise thereof or the exercise of any other right, power or privilege hereunder. 8. This Agreement shall be governed by, and construed in accordance with, the laws of the State of New York. Any litigation arising out of this Agreement or the transactions contemplated hereby shall be brought in the courts of the State of New York and the parties hereto consent to the jurisdiction of such courts. 9. This Agreement which constitutes the entire agreement between the parties, may not be modified unless such modification is in writing and executed by both parties. This Agreement supercedes any previous agreements between the parties whether oral or in writing. 10. This Agreement shall be for a term of two (2) years.

6 If you are in agreement with the foregoing, both Principal and Broker should execute and return a fully executed agreement by mail to Massey Knakal Realty of Manhattan LLC, at 275 Madison Avenue, 3 rd Floor, New York, New York, 10016, Attention: Nicholas Gillott or by fax at (212) A failure to return this fully executed Confidentiality Agreement to us within ten (10) days will render it null and void and of no further force and effect. We will consider forwarding the Evaluation Material to you after we (i) receive the fully executed Confidentiality Agreement, and (ii) determine in our sole judgment that Prospective Purchaser has the experience and financial ability to consummate the contemplated sale transaction, including, if we deem necessary, personal interviews, bank reference investigations, and other appropriate financial disclosures. ACCEPTED AND AGREED TO: Very truly yours, Massey Knakal Realty of Manhattan LLC By_ Name: Robert A. Knakal Title: Chairman Date: Principal: Signature: Title: Dated: _ (Please Print) _ Please or Fax this Fully Executed Agreement to: Nicholas Gillott at ngillott@masseyknakal.com or (212) East 37 th Street New York, New York