Unique Lofts & Townhouses 

for Sale, Rent & Real Estate Investment

Exclusive Buyer’s & Renter’s Brokers 

 warehouse-live-work-loft-vacant-building-sale-nyc-lofts  warehouse-live-work-loft-vacant-building-sale-nyc-for rent  warehouse-live-work-loft-vacant-building-sale-nyc-townhouses  warehouse-live-work-loft-vacant-building-sale-nyc-investment  warehouse-live-work-loft-vacant-building-contact-uss

Unique Lofts for Sale NYC

Soho Lofts for Sale

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Grand St. $4.3M
open loft 2800SF
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Greene St. $6.1M $5.3M
3BR/2BA 3300SF
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TriBeCa Lofts for Sale

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Murray St. $3.6M $3.5M
3BR/3BA 3000SF
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Duane St. $3.1M
2BR/2.5BA 1700SF
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Greenwich Village Lofts for Sale

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Bleecker St. $2.5M
3BR/3BA 1800SF
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Washington Place $8.5M $8M
3BR/4BA 5000SF
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West Village Lofts for Sale

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Greenwich St. $1.5M
1BR/1.5BA 800SF
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West Houston $2.5M
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Chelsea Lofts for Sale

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West 29th St. $3.6M
2BR/2BA 2000SF
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West 15th St. $3.2M $3M
2BR/2BA 2000SF
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Flatiron & Gramercy Park Lofts for Sale

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Broadway $2.7M $2.5M
2BR/2BA 2700SF
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West 20th St. $5.4M $4.7M
3BR/2BA 4000SF
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Midtown Lofts for Sale

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Clinton $2M
3BR/2BA 1500SF
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Clinton $3.2M $2.9M
3BR/2BA 32000SF
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Townhouses for Sale

Upper East Side, Upper West Side, West Village, Greenwich Village

and Midtown East

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Upper West Side townhouse
for sale $17,500,000

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Upper East Side townhouse
for sale $3,900,000

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West Village townhouse
for sale $17,000,000

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Unique Lofts for Rent NYC

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2BR/2BA 3000SF $13,000
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Townhouses for Rent NYC

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East 62nd St. $45,000
4BR/4.5BA 3800SF
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West 69th St. $14,000
3BR/3.5BA 3200SF
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Commercial Lofts for Rent NYC

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Greene St.
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5,000SF to 36,000SF

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Real Estate Investment

– Vacant Buildings for Sale NYC

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Lower East Side loft building for sale $15,000,000

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Vacant Townhouses for Sale NYC

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OHM is a discrete exclusive buyer’s broker specializing in unique lofts, vacant single and multi- family townhouses and investment building for sale, rent and real estate investment.   Our boutique brokerage offers confidential real estate services to a wide variety of private clients including international investors and the film industry.

Our loyal clients receive a broker’s rebate equal to 20% of the broker’s commission and up.  We will add your rebate to Contract of Sale and pay at the closing.

Broker Rebates – Cash Back for Loft Buyers

broker-rebates-cash-back-homebuyers-exclusive-broker-manattan-3Broker rebates are cash payments from real estate brokers to their clients in the form of a portion of the commission received from the real estate transaction.  While New York real estate brokers cannot share their fees with unlicensed parties, which includes paying referral fees, they are completely free to offer cash rebates to their customers.

Negotiated commissions, known as broker rebates, have been around since 1975 but, until very recently, many brokers claimed that they were illegal.  To clarify the situation, in April of 2015, the New York Real Property Law was amended to conclusively codify broker rebates.  The relevant text of Section 442 on broker rebates reads as follows:

[n]othing in this section shall prohibit a real estate broker from offering any part of a fee, commission, or other compensation received by the broker to the seller, buyer, landlord or tenant who is buying, selling, exchanging, leasing, renting or negotiating a loan upon any real estate including the resale of a condominium or cooperative apartment.  Such fee, commission or other compensation must not be made to the seller, buyer, landlord or tenant for performing any activity requiring a license under this Article.

The typical broker fee on sales in NYC is 6%, payable by the seller.  The seller’s broker and the buyer’s broker share that commission 50/50, so the buyer’s broker receives 3% of the total purchase price.  On a $2M sale, the buyer’s broker would receive a $60,000 broker fee.  Broker rebates are typically calculated based on some percentage of the broker fee and can result in thousands of dollars being returned to the buyer.  So not only does the buyer not pay a broker fee in NYC, they can also receive a portion of their broker’s commission – a very nice housewarming gift.

But broker rebates are not available from most large brokerage firms in NYC.  Because of the necessary commission split with their firm, already taking a large portion of their fee, the majority of brokers are not willing to cut any additional deals with their customers, often citing “house rules.”

While drastic commission discounts or large rebates often indicate a business model based on volume, not quality, which in many situations could defeat the purpose of using a real estate broker in the first place, a cash rebate is always a very nice gesture from your real estate broker.  Instead of the typical Tiffany crystal, why not get a chunk of cash and buy yourself a real housewarming gift, such as new kitchen or bath.

How to Beat the NYC Real Estate Market – 3 Easy Tricks


 

 1.  Be Ready with a Professional Offer Package including a Financial Statement, Conditional Mortgage Commitment and a Bio

The difference between a pre-approval letter and conditional approval is that mortgage pre-approval means absolutely nothing.  The bank is not required to offer financing based on a pre-approval letter.  The seller knows this.  A conditional commitment letter means that you are Approved, pending compliance with specifically stated conditions.  If you know that you will definitely get financing, you can make a mortgage non-contingent offer, which gives you an edge against foreign all-cash real estate investors.  Most of the time, a mortgage non-contingent offer is as good as an all-cash offer.  While NYC artist’s and industrial lofts present unique challenges for financing, a good NYC buyer’s broker will help you get a conditional mortgage approval in a short period of time.

A good buyer’s broker will also help you fill out a Financial Statement disclosing only what’s necessary and prepare a professional offer and a short bio for the seller. Sellers want to see that you are serious, committed, ready to close and, most importantly, that you are the right buyer, both financially and personally.  And they want to see it in writing. Brokers who call or text to make an offer automatically put you at a disadvantage.  In the highly competitive NYC real estate market, every single detail can make the difference between your getting your dream NYC loft home and losing out in a bidding war.

2. Blow the competition out of the water by offering over “ask price” – for a limited period of time.

Many unique lofts, townhouses and even new construction condos in NYC sell in bitter bidding wars.  A biding war is a negotiation against yourself – you are fighting in the dark, have no idea how high or how low the other bidders may go and ultimately risk either overpaying or losing out on your dream home. The best way to deal with a bidding war is to strike early, before your competitors have had time to put together their offers.  By offering a little over the asking price, for a limited period of time, you control the situation in that the seller has no time to wait for more offers or do another open house.  It’s a take it or leave it situation, in which you have the upper hand.

To prevail, you need a good buyer’s broker to show you the listing as soon as it comes on the market, preferably before the open house, help you figure out the real value of the property as well as the probable price at which it will actually sell, and then present the deal to the seller so that it is irresistible.


 

3. Don’t Reject Co-ops even if you are a foreign investor.

 

NYC Co-op Boards have a pretty tough reputation but many have quietly started to relax their rules in recent years so don’t summarily reject all co-ops even if you are a foreign investor.  Manhattan real estate is almost 80% co-ops, which means you are restricting yourself to 20% of the market if you insist on buying a condo.  A good buyer’s broker will weed out the tough co-op boards and show you buildings compatible with your goals and situation.  A professionally prepared Board Package and expert advise on how to tackle certain inevitable issues is vital.  The best buyer’s brokers will draft reference and bio letters for you, present you in the best possible light and coach you for the Board interview so that you can open yourself to a whole new realm of possibilities in the co-op market.

Recently Sold NYC Lofts

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Tribeca $3.7M 
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Greene St. $3M
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Tribeca $3.8M
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Clinton $2.8M
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Soho $2.8M
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Clinton $3,200,000
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Greenwich St. $3M
Aritst’s Loft for Sale Tribeca

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Chelsea $1.4M
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Sullivan St. $2.1M
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Greene St. $8M
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West 26th St. $2.4M
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Broadway $2.4M
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Franklin St. $6M
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Crosby St. $8.5M
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West Village $3.2M
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Chelsea $1.7M
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Lafayette St. $3.1M
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Fifth Avenue $2.6M
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East 3rd St. $1.6M
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East 16th St. $5M
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Howard St. $3.5M
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Broome St. 3.9M
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Lafayette St. $3.5M
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Greenwich St. $2.7M
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Astor Place $3.5M
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Great Jones $3M
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Duane St. $4.6M
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Hudson St. $5.7M
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East 10th St. $1.4M
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Bleecker St. $1.9M
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East 13th St. $4M
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Broadway $2.8M
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West 24th St. $1.4M
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Crosby St. $2.9M
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White St. $3.5M
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East 19th St. $3.5M
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