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    Waterfront Development Site in Bronx Title is generated by Realmo AI

    188 E 135th St, Bronx, NY 10451

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    Premier waterfront development site in Mott Haven neighborhood of the Bronx.

    Type:Land
    Lot size:
    0.58 Acres
    Added:
    Feb 26, 2026
    Days on Market:
    75
    Last Refresh:
    Mar 17 at 1:16 pm

    Property Features for 188 E 135th St

    General Information

    Standard status
    Active
    Lot size
    0.58 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Jake Shapiro

    Listing agent Jake Shapiro License #10401328541

    Listing office RIPCO Real Estate

    Listing date Feb 26, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of RIPCO Real Estate

    HighLights

    • Premier waterfront development site with 176,588 buildable square feet, including air rights.
    • Qualified Opportunity Zone location offering potential tax benefits, plus Brownfield Cleanup Program (BCP) enrollment and credits.
    • 421a qualified, allowing for significant tax exemptions.
    • Zoned R7‑2, C2‑4, (HRW) permitting residential, mixed‑use, and community facilities.
    • Strategic location with easy access to Midtown Manhattan via Major Deegan Expressway (I‑87) and proximity to multiple subway lines (2, 4, 5, and 6).
    • Located in a rapidly developing area with over 9.5 million square feet and 7,300 residential units in development by major developers.

    Overview

    This waterfront development site is located in the Mott Haven neighborhood of the Bronx. The property spans 25,464 square feet and is zoned R7-2, C2-4, (HRW), offering a maximum FAR of 4, which translates to 176,588 buildable square feet (including obtained air rights). This site is suitable for residential, mixed-use, and community facilities. It is situated within a Qualified Opportunity Zone, providing potential tax benefits for developers, and is enrolled in the Brownfield Cleanup Program (BCP) and is entitled to its credits. The property features 143 feet of frontage along East 135th Street. Its location off the Major Deegan Expressway (I-87) provides access to Midtown Manhattan, with the Third and Willis Avenue Bridges and the 2 4 5 and 6 subway lines nearby. The area is experiencing development activity, with over 9.5 million square feet and 7,300 residential units coming online. Plans exist for a 238,093 gross square foot, 25-story, 236-unit mixed use building utilizing available bonuses, the site will enable a developer to create a ground-up, high-rise, mixed-use project on the water with extensive views of the NYC skyline.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Padded Wagon Moving Company

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Bronx
    County
    Bronx
    State
    New York
    Longitude
    -73.930337
    Latitude
    40.81034

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    FAQs

    What type of property is this?
    Commercial land - Premier waterfront development site in Mott Haven neighborhood of the Bronx.
    Where is this commercial land located?
    The property is located at 188 E 135th St Bronx, NY.
    What are key features of this property?
    This property features: Premier waterfront development site with **176,588 buildable square feet, including air rights.**; Qualified Opportunity Zone location offering potential tax benefits, plus Brownfield Cleanup Program (BCP) enrollment and credits.; 421a qualified, allowing for significant tax exemptions.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Jake Shapiro
    Real Estate License ID: 10401328541
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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