Wanted: RE near the railroad

Even in an anemic real estate market, industrial broker Richie Cohen isn’t worried about finding tenants for a certain 150,000 square feet of sublease space in Brentwood.

That’s because the property at 50 Emjay Blvd. has its own rail siding, an accessory in increasing demand from manufacturers and distributors looking to lower their rising transportation costs.

The asking rent for the rail-equipped space at the 31.5-acre Elm Freight Handlers site, owned by Bethpage-based Steel Equities, is $7.25 a square foot, which is nearly a dollar more than asking rents for nearby space without working train transport.

But Cohen, who heads Ashlind Properties in Hauppauge, said the space at the Elm Freight complex, which includes a 10-car rail siding, has already attracted interest from several businesses, including a bakery, paper company and lumber wholesaler, all of which ship heavy goods to and from Long Island.

“We even had people in the beer distributing industry interested,” Cohen said.

With gas prices again flirting with $4 a gallon, that’s no surprise. Moving goods by rail has become more popular here lately, according to Paul Victor, president of the New York & Atlantic Railway, the Glendale-based company that runs freight traffic over the more than 260 miles of Long Island Rail Road tracks in Brooklyn, Queens and Nassau and Suffolk counties. Victor said business for New York & Atlantic is up 20 percent in the last three years.

“The higher the price of fuel, the better our competitive advantage,” he said. One rail car can carry as much freight as about four tractor-trailers, Victor said, saving gas, reducing traffic and improving air quality.

Currently, about 80 Long Island companies use the rail-freight service, which stops at various sidings and trans-loading sites in places such as New Hyde Park, Hicksville, Farmingdale, Wyandanch, Deer Park, Yaphank and Speonk. To handle more shipments, the company is now building a 2,500-square-foot support yard for trains coming in and out of Emjay Boulevard’s mile-long rail siding.

And Victor said there’s room for expansion of the rail-freight network, though it might be cost-prohibitive for small and midsized firms to do so. A high-speed rail siding switch can run more than $1 million; a low-speed connection costs upward of $150,000. Building the track will run between $150 and $175 per foot, Victor said.

Because most of the tracks here are also used by commuter trains, freight trains must run during gaps in the LIRR’s schedule.

While Victor said the system can handle more train trips, there just aren’t enough depots on Long Island for the trains to go to.

“That’s the real limiting factor,” he said.

And that’s why, brokers say, properties that already have active rail connections are in demand.

“If I had an 80,000-square-foot building with active rail, it wouldn’t last,” said Frank Frizalone, of Cushman & Wakefield. “There’s much more interest in rail today than there was five years ago.”

Because each industrial property is unique in size and location, brokers say it’s difficult to put a dollar amount on how much a rail siding adds to the value of a building here. Gary Schacker, of United Realty in Jericho, said active rail would raise the price of an industrial building somewhat, but certain companies can justify the increase.

“They can afford to pay more because they’re going to save more in transportation costs,” Schacker said.

“That’s the real limiting factor,” he said.

And that’s why, brokers say, properties that already have active rail connections are in demand.

“If I had an 80,000-square-foot building with active rail, it wouldn’t last,” said Frank Frizalone, of Cushman & Wakefield. “There’s much more interest in rail today than there was five years ago.”

Because each industrial property is unique in size and location, brokers say it’s difficult to put a dollar amount on how much a rail siding adds to the value of a building here. Gary Schacker, of United Realty in Jericho, said active rail would raise the price of an industrial building somewhat, but certain companies can justify the increase.

“They can afford to pay more because they’re going to save more in transportation costs,” Schacker said.

In lieu of finding their own buildings with rail sidings, Long Island companies can use the new $40 million Brookhaven Rail Terminal in Yaphank, where short-haul truckers connect with trains that take the goods to their destination.

Bayport-based Wenner Bread is now getting its flour deliveries – a million pounds every two days – by freight train via the Brookhaven terminal, replacing about 48 tractor-trailer loads a week.

Chicago-based Ultra Green Energy Services officially opened its biodiesel rail trans-loading facility at the Brookhaven terminal last month. The new facility will be able to store up to 250,000 gallons of pure biodiesel, delivered entirely via rail.

Michael Cooper, vice president of Ultra Green, chose the BRT because the firm wanted to expand its operations from their transloading facility in New Hyde Park and there weren’t many other alternatives on LI for locations that serve the train. He said it would be too expensive for Ultra Green to build its own transloading facility.

“It’s a very finite amount of locations,” Cooper said.

There will soon be more rail-freight customers out east. Industrial buildings at the Enterprise Park at Calverton can now connect to a 2-mile rail spur that New York & Atlantic will operate for the Town of Riverhead.

Frizalone said the Island, given its geography and population, can only benefit from increasing its rail-freight capacity.

“The pushback with Long Island is that shipping is problematic since the Long Island Expressway is a parking lot at certain times of the day,” he said, adding that more rail would help. “I think we’d attract more companies from Queens who would have otherwise had to move to New Jersey.”

Lifetime Design expands in Deer Park

Lifetime Design & Construction, a maker of custom woodworking products, has bought a 20,000-square-foot building in Deer Park.

The price of the building at 162 East Industry Court was reported to be $1.2 million. It was sold by Midland Manufacturing, a shower door maker. Midland Manufacturing folded this year.

Lifetime is tripling its existing space on Brook Avenue with the purchase.

Richard Cohen of Hauppauge-based Ashlind Properties secured the buyer, and Ron Lazar and Richard Weissman of Schacker Realty represented the seller in the deal.

LIFETIME DESIGN & CONSTUCTION – Ashlind Properties secured the buyer Lifetime Design & Construction for the 20,000 sq. ft.facility located 162 East Industry Court, Deer Park, NY. Lifetime Design & Construction is a manufacturer of custom woodworking products for residential and commercial interiors. They design, fabricate and install their own products.

PRECARE CORP D/B/A PREMIER CARE INDUSTRIES – found a new location. Richard J. Cohenof Ashlind Properties consummated a long term lease transaction for 30,300 sq. ft. located at 400 Wireless Blvd, Hauppauge, NY.

JASCO INDUSTIES – After selling a building to MINUTEMEN PRECISION MACHINES, Richard J. Cohen of Ashlind Properties completed a lease transaction of 10,000 sq. ft. located at 135 Raynor Ave, Ronkonkoma, NY to Jasco Industries.

GOLD GLASS GROUP – Represented by Ashlind Properties Gold Glass Group Corporate International Headquarters consummated a long term lease renewal transaction for 38,000 sq. ft. with 28’ clear ceiling height and EFSR sprinklers located at 545 Johnson Ave., Bohemia, NY.

GLOBAL FREIGHT – representing North American Enclosures as its exclusive broker, Ashlind Properties arranged a lease transac-tion for a 55,100 sq. ft. building located at 85 Jetson Lane, Central Islip to Global Freight.

LNK INTERNATIONAL, INC. –long time customer of Ashlind Properties, LNK International, Inc has consummated a sale for 110,000 sq. ft. of high bay/ manufacturing space and the 4.8 additional acres of land at 325 Kennedy Drive, Hauppauge. This facility and land has been on the market for the past three years and two different exclusive real estate firms have handled the property. Atlantic Paper Corp. was the ownership till a few years ago when they were boughtout by Cellu Tissue Holdings.

WALMART – worked with Ashlind Properties to consummate a short term lease transaction for 50,000 sq. ft. located at 170 Michael Drive Syosset, NY.

CERTIFIED TRANSPORTATION GROUP –Represented by Ashlind Properties Certified Transportation Group consummated a lease for 28,000 sq. ft. located at 2150 5th Avenue, Ronkonkoma NY. Certified Transportation Group, a trusted agent of Atlas Van Lines, can manage all aspects of your moving relocations, regardless of size.

MINUTEMEN PRECISION MACHINES – in its ever growing thirst for space Richard J. Cohen of Ashlind Properties representing both buyer and seller has completed a sales transaction of a 35,000 sq. ft. building at 135 Raynor Ave,Ronkonkoma, NY. from Madcar Company, Inc.

E & M ESR, INC -Representing E & M ESR Inc., Ashlind Properties consummated a sales transaction for 68,000 sq. ft. located at 2060 Fifth Avenue, Ronkonkoma, NY. E & M ESR is a hair care product wholesaler who supplies major drug stores and supermarkets

TERRY’S TIRE TOWN - Terry’s Tire Town is the 2nd largest wholesale tire distributor in the country servicing 12 states, including the administration of American Car Care Centers (ACCC) and Eco Express programs. Expansion along the east coast to Bethpage was handled by Richard Cohen. They leased 125,000 sq. ft. 999 South Oyster Bay Road, Bethpage, NY from Steel Los Equities.

HOUSE OF GROSSMAN – Needed to expand their retail and warehouse space and turned to Ashlind Properties to consummate a lease transaction of 27,000 sq. ft. located at 50 Schmitt Blvd., Farmingdale, NY

ZIPPY SHELL MOBILE STORAGE – Represented by Ashlind Properties Zippy Shell Mobile Storage consummated a lease transaction with United States Luggage Company LLC. for 28,000 sq. ft. office and warehouse space located at 400 Wireless Blvd., Hauppauge, NY

AMERICAN CHIMNEY SUPPLIES, INC. – Ashlind Properties along with Frank Posillico of Alliance Real Estate Corp has completed a sales transaction for American Chimney Supplies, Inc. 20,000sq.ft.office facility located at 129 Oser Avenue, Hauppauge, NY to Luther Appliance & Furniture Sales, Inc. The facility will handle its growing needs.

J & B RESTAURANT MANAGEMENT – worked with Ashlind Properties to consummate a lease transaction for 9,764 sq. ft. of office space located at 4000 Veterans Memorial Highway, Bohemia. This facility will house their new Long Island offices.

Hi Tempco Medical Applications Inc. – additional 25,000 sq. ft. at 148 Bethpage Sweet Hollow Road, Old Bethpage, NY. adjacent to their present facility. John Racanelli Associates is the landlord for the building. This additional space allows for the growth of their medical division.

ELM FREIGHT HANDLERS INC. –ELM Freight Handlers Inc. needed to expand their warehouse space once again. Ashlind Properties negotiated an additional 50,000 sq. ft. located at 1516 Motor Parkway, Hauppauge, NY. (Rechler Equity owned building)

CVD EQUIPMENT GROUP - CVD Equipment Corp., a manufacturing company of custom equipment and process solutions for solar, nano and advanced electronic components for research and industrial applications has purchased a state of the art facility purchases a 120,000 square foot facility at 355 South Technology Drive, Central Islip, New York. The deal was negotiated by Richard J. Cohen of Ashlind Properties.

ART AND FRAMING SOURCE INC. - representing both landlord and tenant Richard J. Cohen of Ashlind Properties completed a lease transaction of 20,000 sq. ft. located at 601 Acorn Street, Deer Park, NY

JASCO INDUSTRIES – , Ashlind Properties has inked an industrial lease transaction for Jasco Industries, 57,590 sq. ft. located at 1401 Lakeland Avenue, Bohemia, NY.

STERLING CABINETS INC. - Represented by Ashlind Properties Sterling cabinets a custom cabinet fabricator consummated a lease transaction for 5,263 sq. ft. located at 95 C Hoffman Lane, Islandia, NY 11779. A Brent Mako facility.

GEMINI PHARMACEUTICALS, INC. - Ashlind Properties has completed a sales transaction for the ownership of 55 Adams Avenue, a 30,050 sq. ft. facility to GEMINI Pharmaceuticals, Inc. They are a manufacture of America’s finest vitamins, herbs and food supplements. This will be Gemini’s third facility in the Hauppauge Industrial Park.

ALADDIN PACKAGING - a high-quality flexographic printer and leader in the packaging industry pur-chased a 72,622 sq. ft. building at 115 Engineers Road, Hauppauge, NY. Richard J. Cohen of Ashlind Properties was the broker.

NORTH AMERICAN ENCLOSURES – Ashlind Properties working with two of its long time customers, North American enclosures and Barnwell House of Tires, was able to consummate a sale for 43,200 sq. ft. of industrial space at 65 Jetson Lane, Central Islip, NY.

NORTH AMERICAN ENCLOSURES 2ND DEAL – Global Warehousing & Logistics needed to expand their warehouse space once again. Ashlind Properties negotiated 55,000 sq. ft. located at 85 Jetson Lane, Central Islip, NY., NY

ELM FREIGHT HANDLERS - Ashlind Properties negotiated a lease of 30,000 sq. ft. located at 85 Nicon Court, Hauppauge,NY. (a Rechler Equity owned building)

UNINET IMAGING INC. -worked with Richard J. Cohen of Ashlind Properties to consummate a five year lease transaction for 40,300 sq. ft. almost doubling the size of their current facility relocated at 721-725 Broadway Avenue, Holbrook, NY.

C.R.TROP LLC – A seller of vacuum cleaner parts. Ashlind Properties was able to help them take advantage of market conditions. They purchased a 32,500 sq. ft. facility located at 75 Oser Avenue, Hauppauge NY.

U.S. NON WOVENS. – worked with Ashlind Properties to consummate a lease transaction for 104,000 sq. ft. located at 85 Nicon Court, Hauppauge,NY. (a Rechler Equity owned building)

BUDCO ENTERPRISES, INC. – worked with Ashlind Properties to complete a sales transaction for 1.9 acres of land located on Oser Avenue, Hauppauge, NY. This land can accommodate a 30,000 sq. ft. facility

CMB WIRELESS GROUP- CMB Wireless, -a leader in cellular communication technology, purchases a 62,220 square foot facility at 4000 veteran Memorial Highway, Bohemia, New York. The deal was negotiated by Richard J. Cohen of Ashlind Properties. The building contains 37,250 square feet of office space. This is an additional facility also negotiated by Ashlind Properties.

AMNEAL PHARMACEUTICALS CORPORATION - Ashlind Properties has inked an industrial lease transaction for Amneal Pharmaceuticals, 44,000 sq. ft. located at 360 Moreland Road, Hauppauge, NY.

CVD Equipment buys Central Islip Jasco property

Ronkonkoma-based CVD Equipment, a maker of equipment for advanced electronic components, has purchased a 120,000-square foot building in Central Islip for about $7.4 million.
The building at 355 South Technology Drive had been owned by Jasco Industries, a retail display manufacturer.
Jasco is relocating its operations to 1401 Lakeland Ave. in Bohemia, where it has leased 60,000 square feet.
“With the completion of this purchase we now look forward to relocating into a facility two times our current space and the unification of our application laboratory under the same roof,” Leonard Rosenbaum, CVD president and CEO said in a statement. “With the purchase behind us, we will focus on both the relocation efforts and the multiple growth opportunities this relocation will enable.”
Jasco Industries founder Jay Austrian said the downsizing is strategic.
“We are making our way to a more efficient future,” Austrian said in the statement. “As the business environment changes, so has our business model.”
Richard Cohen, president of Hauppauge-based Ashlind Properties, represented both the buyer and the seller in the Central Islip deal and handled the new lease for Jasco. Ashlind’s Ashley Cohen and Michael Landsman assisted in the Central Islip sale on behalf of the buyer, CVD.

AMERICAN DeROSA LAMPARTS LLC – a leading supplier of lighting parts has finally found a new location. Richard J. Cohen and Ashley Cohen of Ashlind Properties was able to help them take advantage of current market conditions and signed a below market lease (even considered to-day at below market standards). They leased a 42,000 sq. ft. facility located at 725 Broadway Avenue, Holbrook, NY

JAYLYN SALES – Representing Jaylyn Sales, Ashlind Properties consummated a lease transaction for 45,000 sq. ft. located at 100 Marcus Blvd., Hauppauge, NY.

GLOBAL TISSUE CORP. – worked with Ashlind Properties to consummate a lease transaction of 232,135 sq. ft. located at 19 Nicholas Drive, Yaphank. The facility will be used for warehousing to accommodate their adjacent manufacturing facility. (Rechler Equity owned the building).

GLOBAL FREIGHT – representing North American Enclosures as its exclusive broker, Ashlind Properties arranged a lease transac-tion for a 55,100 sq. ft. building located at 85 Jetson Lane, Central Islip to Global Freight.

LNK INTERNATIONAL, INC. – working with two of its long time customers, LNK International, Inc. and Corwood Labs, Ashlind Properties was able to consummate a sale for 93,000 sq. ft. of high bay/manufacturing space at 55 Arkay Drive, Hauppauge.

QUANTUM MEDICAL IMAGING – worked with Ashlind Properties to consummate a long term lease transaction for 48,233 sq. ft. located at 2002 N. Orville Drive, Ronkonkoma. (Rechler Equity owned – building).

POSITIVE PROMOTIONS – Needed to expand their warehouse space and turned to Ashlind Properties to consummate a sub-lease transaction of 10,000 sq. ft. located at 150 Engineers Road, Hauppauge, NY

PREMIER STORE FIXTURES – worked with Ashlind Properties to consummate a lease transaction for 10,500 sq. ft. located at 400 Oser Avenue, Hauppauge for their new corporate offices. (Rechler Equity owned – building).

AMNEAL PHARMACEUTICALS CORPORATION - worked with Richard J. Cohen of Ashlind Properties to consummate a lease transaction for 40,000 sq. ft. located at 360 Moreland Road, Hauppauge, NY.

MICHAEL JAMES INDUSTRIES INC. - Ashlind Properties has completed a sales transaction for Island Technology, 10,000 sq. ft. facility located at 11 Drew Court to Michael James Industries. Michael James Industries is a private Air Conditioning Contractor and Systems company for their new headquarters and fabricating facility.

ELM FREIGHT HANDLERS INC. 2ND DEAL – ELM Freight Handlers Inc. needed to expand their warehouse space once again. Ashlind Properties negotiated an additional 70,000 sq. ft. located at 85 Nicon Court, Hauppauge, NY.

PROCIDA TILE – representing Procida Tile, Richard Cohen negotiated a lease for warehouse space, 21,300 sq. ft. located at 511 Commack Road, Deer Park, NY

NEW YORK TIMES – Represented by Ashlind Properties, New York Times consummated a sub-lease transaction with Stellae International Inc. for 111,000 sq. ft. located at 1111 Marcus Avenue, Lake success, NY. Stellae International Inc. is a lo-gistics management company for luxury goods and fashions.

SK ARCHIVING RETRIEVAL – As their business grows and they acquire more customers their need was to take additional space. SK Archiving Retrieval turned to Ashlind Properties to consummate a lease transaction for 10,320 sq. ft. located at One Saxwood Street, Deer Park.

FRAGRANCE “X” – Ashlind Properties represented Fragrance “X” in its relocation from Long Island City to purchase an 80,319 sq. ft. building located at 5 Plant Avenue, Hauppauge, NY. The facility will be for their internet distribution sales operations.

L.D. FLECKEN INC. – Represented by Ashlind Properties L.D. Flecken a custom architectural metal fabricator consummated a lease transaction for 12,000 sq. ft. of warehousing and assembly space located at 28 Colt Court, Ronkonkoma, NY 11779. A Feldman Properties facility.

FRAGRANCE NET - Ashlind Properties arranges purchase of 128,469 sq. ft. industrial building by FRAGRANCE NET which has rapidly outgrown its existing facility. Fragrance Net headquartered in Hauppauge purchased 900 Grand Blvd, Deer Park, NY from M.A.S. Boulevard Associates.

ALADDIN TRANSPARENT PACKAGING CO. - Represented by Richard J. Cohen of Ashlind Properties, Aladdin consummated a lease transaction for 24,000 sq. ft. located at 325 Rabro Drive, Hauppauge, NY a Rechler Equity facility.

ELM FREIGHT HANDLERS INC. – representing Elm Freight Handlers Inc. in its ever growing thirst for warehouse space, Ashlind Properties negotiated a lease for 30,000 sq. ft. located at 85 Nicon Court, Hauppauge, NY.

RAYMOUR & FLANIGAN PROPERTIES, LLC - Represented by Richard J. Cohen of Ashlind Properties negotiated a sale with Islip U-Slip LLC for 248,000 sq. ft. facility located at 111 Windsor Place, Central Islip, NY for their Long Island operation. This was a natural fit for Raymour & Flanigan since they inherited the specialty racking system that Levitz Furniture used in their operation.

CMB WIRELESS GROUP - CMB Wireless, a leader in cellular communication technology, purchases a 149,330 square foot facility at 40 Daniel Street, Farmingdale, New York. The deal was negotiated by Richard J. Cohen of Ashlind Properties. The building contains 36,512 square feet of office space. This is an additional location to the 116 Wilbur Place, Bohemia facility they purchased in 2008; also negotiated by Ashlind Properties.

MOBILEISTIC - Ashlind Properties representing the ownership of 26 Ranick Road, Hauppauge, NY and Mobileistic in the leasing of 10,560 sq. ft. This facility will house a por-tion of Mobileistic’s warehousing and distribution operations.

Commercial Broker of the Year (Industrial) Richard Cohen Ashlind Properties

Richie Cohen has never met a deal he didn’t like and rival brokers call Cohen the hardest working man in commercial real estate. Last year was no exception.
As broker/owner of Ashlind Properties, Cohen brokered leases and sales of nearly 1 million square feet of Long Island industrial property in 2009. Ashlind’s deals included a 120,000-square-foot sublease to Rubie’s Costume and a 46,000-square-foot lease for LNK International in Hauppauge. Sales included a 31,500-square-foot Hauppauge building for $3.75 million, a 20,000-square-foot building for $1.9 million and another 20,000-square-foot building for $2 million.

TransPacific Inc., an importer of men’s and women’s shoes, based in Plainview, N.Y.,
has purchased a 30,000 s/f industrial building for its offices and a distribution center after
searching for new space for four years.

TransPacific purchased 26 Ranick Rd., Hauppauge, a property that was occupied by
only one tenant for almost 40 years, WA Book Service Inc., a book distributor that recently
ceased operations. The seller was Racanelli Associates, the original owner of the property.

The property’s biggest attraction, said Richard Cohen, president of Ashlind Properties,
was its price. The transaction, valued at more than $2 million, represented a 25% drop in
the market value of industrial space, which saved the company more than $750,0000.

“TransPacific’s patience in seeking the right space at the right price paid off for them
with this deal,” said Cohen, who represented both the buyer and seller in the transaction.

TransPacific, which sells shoes under the Moretti, La Milano, Faranzi and NXT
brands, and is expected to relocate this month, has engaged Ashlind to lease space in the
building that it does not intend to use.
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Island Technology Inc., a diversified manufacturer that recently launched a solar
power subsidiary, bought a 35,000 s/f industrial building, in a deal arranged by Richard
Cohen of Ashlind Properties.

Island Technology, previously in 10,000 s/f in Ronkonkoma, N.Y., bought 131
Heartland Blvd., Edgewood, from private investors for $3.12 million, or about $90 per s/f.

“It’s a magnificent building,” Cohen said of the property, which was built in 1987, has
20-foot ceilings, three loading docks, one drive-in door and 1200 amp power. Until earlier
this year, the property was home to Sartorius Mechatronics Corporation, which moved to
Bohemia.

Island Technology plans to install one of its own newly launched solar energy systems
at the site to provide a “solar garden” to demonstrate the capabilities of its recently Direct
Grid capabilities to visiting customers.

The company said it decided to relocate to Edgewood’s Heartland Business Park
because it is home to many growing companies on Long Island, and is located just outside
metropolitan New York.

Jeff Schwartzberg and Chris Costa of Sutton & Edwards Inc., as well as Ron Lazar and
Phil Shwom of Schacker Real Estate, represented the seller of the Edgewood building.

Fragrancenet.com, a Hauppauge-based online seller of perfume and skin lotions, has bought a building in Deer Park where it will house administrative offices, and warehouse and shipping operations, the company said.
The company bought the 130,000-square foot building at 900 Grand Blvd. for $6.5 million in a deal that closed Feb. 18. It plans to renovate and move in by August.
“It’s a great building. It was perfect for us,” Dennis Apfel, chairman and chief executive of Fragrancenet.com, said in a news release. The building is big enough to allow for growth, he said.
The transaction was arranged by Richard Cohen, president of Ashlind Properties of Hauppauge. He represented both the buyer and the seller, MAS Boulevard Associates, said Ashlind’s publicist, Alan Wax.
Fragrancenet.com, founded in 1997, is publicly traded on the Pink Sheets under the symbol FGNT. The company describes itself as “the leading online retailer of discounted, genuine, brand-name fragrances and beauty products . . . with more than 10,000 items.”