PreReal

A closed comparable is a historical document. It records a decision two parties made months before it appeared in your data.

On the North Shore right now, the gap between what the capital plan says and what the comps show is unusually wide. Four hundred million dollars of committed public investment. Rezoning entering public review. Thousands of planned units at the ferry terminal and at Stapleton.

None of that is in the closed sales yet. All of it is knowable today.

If you own, lease or are underwriting anything inside that footprint, the conversation is worth having before the calendar moves again.

Reach out. We will tell you what we actually think.

🌊 Where Space, Style & Location Come Together

Revisit 50 Harborview Place S in Staten Island’s sought-after Shore Acres community. This custom 4-bedroom, 4-bathroom home offers 3,000+ SF of thoughtfully designed living space, with a chef’s kitchen, generous entertaining areas, and a finished lower level.

A private setting, elegant interiors, and convenient access to the Verrazzano-Narrows Bridge make this a home worth seeing again.

📞 718.200.7799 to schedule your private tour.

🏢 A Rare Commercial Opportunity on Hylan Boulevard

1190 Hylan Blvd. offers a unique opportunity for business owners and investors. Unlike many office properties converted from residential homes, this building was purpose-built as a professional office from day one.

✨ 1,500 SF per floor
✨ Occupy both floors or lease one for additional income
✨ Private rear parking

Whether you’re looking for a dedicated professional space or an investment opportunity, this property offers flexibility in a prime Staten Island location.

📞 718.200.7799 to schedule your private tour.

Now. Genuinely now.

Work backward from occupancy. A lease signed in September clears legal, permitting and build-out to open in Q1. The same lease signed in November opens in spring — you have paid for a quarter you never used.

The leverage runs the same way. Landlords carrying vacancy into their fiscal year-end are more flexible in September than they will be in January, once the space is already dark and budgeted as such.

September is when both sides still have something to gain. December is when both sides are just managing a number.

Ask a Broker is a recurring series. Send yours.

🏡 A Two-Family Home Designed for Flexible Living

Take another look at 31 Aaron Lane in Rossville, Staten Island — a well-maintained two-family home built in 2015, offering 5 bedrooms, 5 bathrooms, spacious interiors, a finished basement, and a separate one-bedroom apartment.

With comfortable living spaces and the flexibility for additional rental income, this move-in ready property is an excellent opportunity in a desirable Staten Island neighborhood.

📞 Call 718.200.7799 for more information or to schedule a private tour.

🏢 A Strategic Home for Your Business in Staten Island!

Take another look at 188 Van Buren Street, Staten Island — a versatile industrial and office facility designed for businesses that need functionality, flexibility, and a professional presence.

With Class-A offices, 20-foot warehouse ceilings, drive-thru loading access, elevator service, and flexible M2 zoning, this property is well-suited for owner-users, contractors, distributors, and investors seeking a turnkey commercial asset.

Whether you're expanding operations or securing a new headquarters, 188 Van Buren Street offers the space to move your business forward.

📞 Call 718.200.7799 for more information.

Top 100 Leaders globally. Top 10 Boutique Firms, per Commercial Observer. CoStar Power Broker. City & State 50 Most Influential — eight consecutive years.

No regional network. No national platform. One office on Staten Island, transacting across New York, New Jersey and Pennsylvania.

We list the recognition because it answers the only real objection to working with a boutique: whether the capability is actually there.

It is. The difference is you get all of it, every time, from the people whose names are on the work.

Congratulations to on securing their new location at 101 Ellis Street!

Huge shoutout to for the hard work and persistence. Our consistent weekly PreReal team calls continue to turn conversations, ideas, and opportunities into transactions.

101 Ellis Street — JUST LEASED. 🔑🏢

🏢 A Stabilized Multifamily Opportunity in Grymes Hill

Looking for an investment property with income already in place? 69 Starbuck Street, Staten Island features six fully occupied units, a separately leased basement, and a desirable Grymes Hill location close to schools, transportation, dining, and local amenities.

With a diverse unit mix and established rental income, this property presents an opportunity to add a stabilized Staten Island asset to your portfolio with long-term potential.

📞 Call 718.200.7799 for more information.

New York City's largest mass timber residential development is planned for Stapleton.

Over 500 mixed-income units, roughly a quarter of them designated affordable, built with a construction method the city has barely used at this scale.

Why that matters beyond the sustainability headline: mass timber changes build timelines and cost structures. Where a borough gets used as the proving ground for a new construction approach, the delivery economics that follow tend to reshape what is feasible on nearby sites.

Staten Island is not receiving this cycle's leftovers. It is hosting the experiment.

Source: NYCEDC / Office of the Mayor