Vacant building

Property Overview

• Type: Religious Facility / Former Convent
• Building Size: Approximately 42,374 square feet
• Lot Size: 0.74 acres (32,234 sq ft)
• Stories: 3
• Year Built: 1931 (some records indicate 1960)
• Zoning: R3A, HS (Community Facility Use Group 3)
• Building Class: C
• Tenancy: Single
• Status: Delivered vacant
• Opportunity Zone: Yes

????️ Building Features

• Configuration: 58 individual rooms, dining areas, / approval for 70 units building, chapel, meeting rooms, and other support spaces
• Condition: No deferred maintenance reported; building offered below replacement cost
• Potential Uses:
  • Non-profit organizations
  • Educational institutions
  • Community centers
  • Residential development (subject to zoning  

???? Financial Details

• Estimated Property Tax (2024/25): $131,416

???? Location & Accessibility

• Neighborhood: St. George, Staten Island
• Proximity:
  • Approximately 10-minute walk to the Staten Island Ferry and St. George Terminal
  • Close to St. George Theatre, Borough Hall, local courts, and Empire Outlets
• Transit Score: 78 (Excellent Transit)
• Walk Score: 60 (Somewhat Walkable)
• Bike Score: 47 (Somewhat  

????️ Development Potential

• Zoning Details: R3A zoning allows for community facility uses as-of-right. Residential development may be possible, subject to zoning regulations and approvals.
• Opportunity Zone: The property's location within a Qualified Opportunity Zone may offer tax incentives for eligible investments.
• 78 Fort Place in Staten Island can potentially be converted into residential apartments, but with important zoning, use, and approval considerations.

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• ✅ Why It Can Be Converted

• Delivered Vacant: The property is currently vacant, making it logistically easier to repurpose.
• Structure & Size: The existing 42,374 sq ft structure with 58 rooms is well-suited for conversion into residential units.
• Location: Located in St. George, close to transit (ferry terminal), courts, and downtown redevelopment zones—making it a prime location for apartments.

• ---

• ⚠️ Key Limitations to Consider

• 1. Zoning – R3A with Community Facility Overlay (HS)

• R3A is a low-density residential district, primarily allowing 1- and 2-family detached homes.
• The HS (Health and Safety) overlay allows community facility uses, such as religious or educational institutions.
• Multifamily residential buildings are not permitted as-of-right in R3A zoning.
• ???? What this means:
• A rezoning or special permit (ULURP) would likely be needed to create a larger apartment complex.
• You might be allowed to do limited conversion (e.g. a group home, senior housing, or adult facility) under certain exceptions.

• 2. Land Use Process

• A public hearing was already held on February 4, 2025, for a proposal to convert it into residential apartments for adults—indicating interest and preliminary review by Community Board 1.
• The proposal suggests that conversion is possible, but approval from NYC Department of City Planning and DOB would be required.

• ---

• ???? Possible Residential Uses (with proper approvals)

• Use Case	Feasibility
  Market-rate apartments	Requires rezoning
  Affordable housing	More favorable for approval
  Senior or adult residences	Often allowed under community facility use

• A public hearing was already held on February 4, 2025, for a proposal to convert it into residential apartments for adults—indicating interest and preliminary review by Community Board 1.
• The proposal suggests that conversion is possible, but approval from NYC Department of City Planning and DOB would be required.

VACANT LOT FOR SALE WITH APPROVE PLANS 
FOR A 6-UNIT FOUR STORY BUILDING 
Block- 5191
Lot – 13
Lot size – 20X100

Basement 20X52=1040 built
1st floor 20X52=1040 built
2nd floor 20X52+1040 needs to be build
3rd floor 20X52+1040 needs to be build
4th floor 20X52+1040 needs to be build

Zoning: FAR- R6 (2.43) Height Limit 70`
Total Buildable Sq.Ft- 4860
RE Taxes $4762.40

Projected annual income is 192.000
$195 Per buildable Sq.Ft
Asking price – 950.000
 
 

Lot Size: 25’ x 100, The 44-foot tall structure will yield 4,970 square feet for residential use. Seven apartments will be created, averaging 710 square feet apiece, indicating rentals. Tenants will have access to a laundry room and storage in the cellar.

Permits have been pre-filed for a four-story residential building at 168 Bradford Street, in East New York, Brooklyn. The neighborhood is one of four where the city is collaborating with the community to promote the development of affordable housing and create pedestrian-friendly streets. The site is three blocks away from the Van Siclen Avenue subway station, serviced by J and Z trains.

Block: 3690 Lot: 22 Lot Size: 25’ x 100’

$110 PER BUILDABLE SQUARE FOOT

 Approve Buildable Sq Ft: 5,500 

Assessment: Real Estate Taxes: $12,322 (22/23) $2,502.48

Approve Zoning: R6B (2.2) Height Limit 50’ Inclusionary Housing District

A 24’ wide 6-unit (free market), three story apartment building. The units are all two-bedroom apartments with a living/ dining area a full kitchen and full bathroom. The apartments are individually metered for cooking gas and electric. All the meters are in the basement. The building has an oil boilers and gas water heater. The apartments have been vacant for over ten years. The units are located to the front and back of the building. The property needs a complete gut renovation.

Lot Size: 24’ x 100’ Building Size: 

Basement: 24’ x 67’ irr = 1,320 sq. ft. 

1st Floor: 24’ x 67’ irr = 1,320 sq. ft. 

2nd Floor: 24’ x 67’ irr = 1,320 sq. ft. 

3rd Floor: 24’ x 67’ irr = 1,320 sq. f

Stories: Three (3) Plus Basement 

Gross Square Feet: 3,960 (Approximately)

Above Grade Zoning: (FAR) Total Buildable Sq. Ft: 3000

 Real Estate Taxes:13.257.40

Total Annual Expenses $24,557.40

Net Operating Income: $142,842.6 

Net Operating Income: $142,842.6 CAP RATE: 7.1 %

Please find more details in the document attached