Comments on: The MTA’s real estate quandary http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/ A New York City Subway Blog Fri, 25 May 2012 14:38:31 +0000 hourly 1 http://wordpress.org/?v=3.3.1 By: MTA Please Fix Jay http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-59781 MTA Please Fix Jay Wed, 01 Apr 2009 14:33:50 +0000 http://secondavenuesagas.com/?p=1835#comment-59781 You are missing the point. Its not about selling real estate assets to plug budget gaps. There are a few things happening here: 1. A corporate culture where waste is okay - why do they hold on to valuable real estate only to keep it vacant? Why did they open new leases on new property to leave other buildings vacant? There is a lot of operating money down the drain. 2. Its irresponsible for a government entity to leave vacant, blighted buildings in city centers that are undergoing major private investment. 3. Nobody makes a case that they should keep 370 Jay Street - so why hold on to it? Because they can? 4. The argument that the MTA cant do anything with the buildings because they dont own them is a red herring - Its master-leased - they hold the lease forever - they can do whatever they want with it. One option is to simply give it back to the City - there is nothing to prevent them from doing that. Also what happens if they use the building for non-'transportation uses'? Does someone take it away from them? I dont think so - only further proof that they can do whatever they want with the buildings. 5. You're point about timing the market is misguided. People were urging them to sell the building at the very height of the real estate market. What was the excuse then? 6. Sell 370 Jay Street - its not doing anyone any good. In fact its doing everyone very bad. You are missing the point. Its not about selling real estate assets to plug budget gaps. There are a few things happening here:
1. A corporate culture where waste is okay – why do they hold on to valuable real estate only to keep it vacant? Why did they open new leases on new property to leave other buildings vacant? There is a lot of operating money down the drain.
2. Its irresponsible for a government entity to leave vacant, blighted buildings in city centers that are undergoing major private investment.
3. Nobody makes a case that they should keep 370 Jay Street – so why hold on to it? Because they can?
4. The argument that the MTA cant do anything with the buildings because they dont own them is a red herring – Its master-leased – they hold the lease forever – they can do whatever they want with it. One option is to simply give it back to the City – there is nothing to prevent them from doing that. Also what happens if they use the building for non-’transportation uses’? Does someone take it away from them? I dont think so – only further proof that they can do whatever they want with the buildings.
5. You’re point about timing the market is misguided. People were urging them to sell the building at the very height of the real estate market. What was the excuse then?
6. Sell 370 Jay Street – its not doing anyone any good. In fact its doing everyone very bad.

]]> By: Kevin http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57868 Kevin Sat, 20 Dec 2008 03:22:40 +0000 http://secondavenuesagas.com/?p=1835#comment-57868 The MTA has to do something about 370 Jay, pictured above. That decrepit POS has sat mostly empty for such a long time ever since most of them were moved to 2 Broadway. It's dark and looks like crap from the outside. It's one building the MTA should sell or at least lease out to someone instead of letting it sit and rot. The MTA has to do something about 370 Jay, pictured above. That decrepit POS has sat mostly empty for such a long time ever since most of them were moved to 2 Broadway. It’s dark and looks like crap from the outside. It’s one building the MTA should sell or at least lease out to someone instead of letting it sit and rot.

]]> By: Benjamin Kabak http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57861 Benjamin Kabak Fri, 19 Dec 2008 21:50:18 +0000 http://secondavenuesagas.com/?p=1835#comment-57861 We're talking about billions of dollars the MTA needs to cover, not millions. And when you sell a property once, that's it. You don't get to sell it again the next year for another $4 million to pay off debt. It's a fault plan. You can certainly argue that the MTA should better utilize their real estate assets in the city, but they will never be a solution to the MTA's massive financial problem. We’re talking about billions of dollars the MTA needs to cover, not millions. And when you sell a property once, that’s it. You don’t get to sell it again the next year for another $4 million to pay off debt. It’s a fault plan.

You can certainly argue that the MTA should better utilize their real estate assets in the city, but they will never be a solution to the MTA’s massive financial problem.

]]> By: Izengabe http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57855 Izengabe Fri, 19 Dec 2008 18:24:14 +0000 http://secondavenuesagas.com/?p=1835#comment-57855 I think you miss the point. The reason for MTA assets sales should not be to plug short term funding caps but rather to lower debt (or to pay for long term capital improvement projects). Using assets sales to pay off MTA debts improves the MTA's balance sheet and lowers the cost of borrowing money. If the MTA was able to hypothetically sell $1 billion worth of real estate and use that money to redem $1 billion worth of MTA bond at 4% interest rate that could amount to a $40 million a year savings on debt payments! Even a modest $100 million in assets sales could save the MTA $4 million a year. In addition all real estate sold to private non governement entities would go back on the property tax roles and could generate millions of dollars in extra property tax for NYC every year. If times are tough cut. Assets sales to pay down debt should be the 1st item on the MTA's agenda. I think you miss the point. The reason for MTA assets sales should not be to plug short term funding caps but rather to lower debt (or to pay for long term capital improvement projects).

Using assets sales to pay off MTA debts improves the MTA’s balance sheet and lowers the cost of borrowing money.

If the MTA was able to hypothetically sell $1 billion worth of real estate and use that money to redem $1 billion worth of MTA bond at 4% interest rate that could amount to a $40 million a year savings on debt payments!

Even a modest $100 million in assets sales could save the MTA $4 million a year.

In addition all real estate sold to private non governement entities would go back on the property tax roles and could generate millions of dollars in extra property tax for NYC every year.

If times are tough cut. Assets sales to pay down debt should be the 1st item on the MTA’s agenda.

]]> By: Marc Shepherd http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57854 Marc Shepherd Fri, 19 Dec 2008 18:07:33 +0000 http://secondavenuesagas.com/?p=1835#comment-57854 I don't think it's a matter of trash or platform safety. Some of those concession stands just don't bring in much revenue. I don’t think it’s a matter of trash or platform safety. Some of those concession stands just don’t bring in much revenue.

]]> By: Madoff, He’s Just Like Us! Or Houdini - City Room Blog - NYTimes.com http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57852 Madoff, He’s Just Like Us! Or Houdini - City Room Blog - NYTimes.com Fri, 19 Dec 2008 16:55:02 +0000 http://secondavenuesagas.com/?p=1835#comment-57852 [...] M.T.A. has tried all kinds of revenue-raising schemes, but what about capitalizing on its real estate holdings? [2nd Ave [...] [...] M.T.A. has tried all kinds of revenue-raising schemes, but what about capitalizing on its real estate holdings? [2nd Ave [...]

]]> By: Eric http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57850 Eric Fri, 19 Dec 2008 16:22:31 +0000 http://secondavenuesagas.com/?p=1835#comment-57850 Re: MTA still expects $1 billion for the Atlantic Yards land. That article was wrong -- it should read $100 million from the sale of the Vanderbilt Yard, and $1 billion from all MTA-owned properties. See here: <a href="http://www.nolandgrab.org/archives/2008/12/corrected_offic.html" rel="nofollow">http://www.nolandgrab.org/archives/2008/12/corrected_offic.html</a> Of course, even the $100 million for the Vanderbilt Yard appears to be in jeopardy, as you rightly point out. We should also remember that the MTA assessed the value of the Vanderbilt Yard at $214.5 million, yet agreed to part with it for less than half of their own appraisal, which speaks volumes as to why the MTA is in such fiscal straits. It does seem like a really bad idea to part with their real estate, especially now. Why not lease these properties in order to preserve and generate future income in perpetuity? Re: MTA still expects $1 billion for the Atlantic Yards land. That article was wrong — it should read $100 million from the sale of the Vanderbilt Yard, and $1 billion from all MTA-owned properties. See here:

http://www.nolandgrab.org/arch.....offic.html

Of course, even the $100 million for the Vanderbilt Yard appears to be in jeopardy, as you rightly point out. We should also remember that the MTA assessed the value of the Vanderbilt Yard at $214.5 million, yet agreed to part with it for less than half of their own appraisal, which speaks volumes as to why the MTA is in such fiscal straits.

It does seem like a really bad idea to part with their real estate, especially now. Why not lease these properties in order to preserve and generate future income in perpetuity?

]]> By: Scott E http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57848 Scott E Fri, 19 Dec 2008 16:01:35 +0000 http://secondavenuesagas.com/?p=1835#comment-57848 Selling property to fill a budget gap is a bad idea; agreed. But what about re-opening some of the closed/boarded up concession that are abundant on platforms in the IRT and leasing them? (I think of spots at Hoyt St in Brooklyn an Franklin St in Manhattan on the West Side IRT). I don't know if they can really bring in any substantial amount of rent (recurring monthly/yearly income), if there is a demand at these little-used stations, or if trash/platform safety would become a problem. It might not help at all, but it just might throw some regular income in the MTA pockets... Selling property to fill a budget gap is a bad idea; agreed. But what about re-opening some of the closed/boarded up concession that are abundant on platforms in the IRT and leasing them? (I think of spots at Hoyt St in Brooklyn an Franklin St in Manhattan on the West Side IRT). I don’t know if they can really bring in any substantial amount of rent (recurring monthly/yearly income), if there is a demand at these little-used stations, or if trash/platform safety would become a problem.

It might not help at all, but it just might throw some regular income in the MTA pockets…

]]> By: R2 http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57847 R2 Fri, 19 Dec 2008 15:54:34 +0000 http://secondavenuesagas.com/?p=1835#comment-57847 The real estate red herring is one that keeps showing up again and again. As if property dispositions could simply occur ad infinitum to supply a limitless source of income. What is she smoking? Oh yeah, and let's not consider operational or capital needs 10, 20, 50 years from now. Get outta here! The real estate red herring is one that keeps showing up again and again. As if property dispositions could simply occur ad infinitum to supply a limitless source of income. What is she smoking?

Oh yeah, and let’s not consider operational or capital needs 10, 20, 50 years from now. Get outta here!

]]> By: nyctaxiphoto http://secondavenuesagas.com/2008/12/19/the-mtas-real-estate-quandary/#comment-57840 nyctaxiphoto Fri, 19 Dec 2008 07:52:30 +0000 http://secondavenuesagas.com/?p=1835#comment-57840 a good point. 1-it's a terrible time to sell property, but 2-if they contemplated such a dumb move, i'd rather spend another buck each time i ride the train, than see Fort Greene get white washed of its culture with some behemoth project. I'd rather we develop a transit system than develop a community that doesn't need any more developing. a good point. 1-it’s a terrible time to sell property, but 2-if they contemplated such a dumb move, i’d rather spend another buck each time i ride the train, than see Fort Greene get white washed of its culture with some behemoth project. I’d rather we develop a transit system than develop a community that doesn’t need any more developing.

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