Elbow room

From Hack Manhattan Wiki

Please add a new line in the table if you look at a space. Feel free to add to the Comment for a space that you have seen, even if someone else originally made the entry.

Space Requirements

  • 24/7 access for members
  • At least 600 square feet of actual space, not RSF
  • Windows that can be opened
  • 3-5 year lease
  • Budget ~$2.75K-$3.25K
  • Building should ideally be walk ups.
    • Most 3-5 story buildings in Midtown Downtown

Luxuries

  • High ceilings for storage
  • Private bathroom/sink
  • Rooftop access
  • Direct sunlight

Search Tips

Searching for real estate is difficult. As of Sept 2021, many "office" unit types seem to have been leased by workers who need an office to get away from home after the pandemic. Of the units viewed by members at late 2020, over 70% of the viable units were no longer available a year after.

Searching by square footage: On loopnet.com, listings can be filtered by square footage per year costs. Our monthly income and budget as of Sept 2021 puts our ideal rent at $30 square feet per year for locations that are at least 900 square feet. It may be worth following up on listings whose square footage are far larger than what we need because the building manager may be willing to split a big unit into a smaller one.

Building Access: The reason we specify walk up buildings is because larger building have lobby security that verifies who enters. Buildings with elevators and lobby security will generally prefer/require the tenant only need 24/7 access for a small number of employees. Between our membership, and our public events like open house nights, this is an issue that may require additional deliberation/negotiation. Walk up buildings tend to be like our current building, a single door leading to a staircase. However, walk up buildings have rejected us on the grounds that our foot traffic is a concern. In order to prevent a sudden judgement resulting in a denial, it is suggested that when you describe HackManhattan's business use, you highlight the following.

  • We have operated for 10 years without issue or complaints from adjacent units
  • Only a third of our active membership have actually accessed our current location.
  • Our members are individuals who are
    • require to attend multiple public nights to determine culture fit by members
    • need to be voted in by multiple members
    • briefed with how the community procedures as well as technical operations

While it is possible that a building complete refuse an application because we require too many people have access, there is no reason to suggest that we could not operate in a building of similar size as the one we currently occupy. It is likely a matter of how to convince the landlord that we are not a risk.

Vetting Process

Offer Letter Draft

Hello

My name is ____ and I represent HackManhattan, a local non-profit makerspace that helps foster science, technology, engineering and math(STEM) by providing affordable access education resources and equipment. Our specialties include 3d printing, prototyping electronics, software development, and other STEM related industries.

We are currently looking for the following:

  • 600 Actual Square Feet or more
  • Windows that can be opened
  • 3-5 year lease.

We started on 14th street and 7th avenue in 2011 and continued to grow. When the pandemic hit, we co-founded nycmakesppe.com to coordinate the manufacturing and distribution of PPE like face shields and masks. As we start to recover, we are hoping to find a new space to continue the work we did when we started.

Sincerely,

______

Web Leads

This section is made separate from actually visited spaces. Many building management companies will use multiple brokers which can clutter up the actual units visited versus listings online. Units here should limited to buildings with confirmed management companies and verified addresses (ie loopernet, not craigslist). Because buildings will be listed with shell companies as owners, the only way to determine the management company is likely by visiting the building directly.

Sites for Searching

Leads to Investigate

Address Units available Status Management Company Asking monthly rent Size Images Comments
557 8th avenue St3 Viewed by Jay and Clyde 2021-09-22 n/a $2000 1025 Viewing available on slack https://hackmanhattan.slack.com/archives/C01EREVDXFE/p1632334236029500
https://www.loopnet.com/Listing/557-8th-Ave-New-York-NY/21625348/
Viewing coordinated via Adam Dressler
Spoke with Basshar (building super/runs gym next door).
241 W 37th Street 406
1006
Business information provided to broker
Viewed by Jay 2021-09-21
Viewing Scheduled 2021-09-20
n/a ~$2600 835 Viewing available on slack https://hackmanhattan.slack.com/archives/C01EREVDXFE/p1632243307028400
https://www.loopnet.com/Listing/241-W-37th-St-New-York-NY/23922159/
Spoke with Michael Donkis
406 has offers in play
325 West 38th Street 0201,0303,0304,0402,0403,0603,0703,0705,1001,1401,1509 Peter please investigate Falcon Properties $2000-$3225 ~600-1500 https://falconproperties.com/available-rentals/
325 West 38th Street 0201,0303,0304,0402,0403,0603,0703,0705,1001,1401,1509 Please investigate Falcon Properties $2000-$3225 ~600-1500 https://falconproperties.com/available-rentals/
224 West 35th Street 308,610,1002,1006,1206,203A Viewed by members N/A ~$3750-$4500 ~1200-1400 Too expensive
Contact: Hiro Iwata
330 West 38th Street 902 $3200 1200 https://www.loopnet.com/Listing/330-W-38th-St-New-York-NY/17161109/
262 West 38th Street 206,702 $2182-$2300 903,920 https://www.loopnet.com/Listing/262-W-38th-St-New-York-NY/17542493/
252 West 38th Street 405,505 $2240,$2182 927,903 https://www.loopnet.com/Listing/252-W-38th-St-New-York-NY/17542438/
264 West 40th Street Mezzanine $3750 1800 https://www.loopnet.com/Listing/264-W-40th-St-New-York-NY/17124134/
202 West 40th Street 903 $2390 989 https://www.loopnet.com/Listing/202-W-40th-St-New-York-NY/15570171/
121-127 W 27th St 205 $3163 1150 https://www.loopnet.com/Listing/121-127-W-27th-St-New-York-NY/9339578/ Free Rent depending on Term
350 7th Ave 1205 n/a 1000 https://www.loopnet.com/Listing/350-Seventh-Ave-New-York-NY/3939025/
241 W 37th S St 406 Contacted Broker Bluestone Realty $2698 925 Offers placed
https://www.loopnet.com/Listing/241-W-37th-St-New-York-NY/23922159/
1011 6th Avenue 3F Awaiting response. Adams & Company $2563 1025 Building denied our use case 2021-09-20
https://www.loopnet.com/Listing/1011-Avenue-of-the-Americas-New-York-NY/18828537/
Viewed by Shenkin and Jay
Current top pick.

Places We've Seen

Address Room Seen by Date seen sf rentable sf actual $/sf*yr Comments and links to photos
143 West 29th Street 904, 1101(1100A) Jay, AGV 2021-09-13 1000,800 open unit, 2 office ~$2500 Viewed also by Shway, Peter, and Clyde but different units in the building.
38 W 32nd st 600, 1301, 1302 Jay, Shway, Clyde 2021-03-03 1080 sqft & 1050 sqft single room, two room setups asking rent around ~$3500. A See in VLC player for 360 footage. 3-5 years leases, 3% increase possible negotiate, will probably be submitted without property taxes, common area and maintenance charge $60 month: security gaurd, 50% of a submeter, Landlord likes, that we aren't a hawgun, manicure, or spa 600 1301 1302 See all the places we saw today here on https://drive.google.com/drive/folders/1yrrRnHapPYkmFvmLL-ZvVVh243AsusCL?usp=sharing
260 W 35th StreetLandlord decided against use 204,301,302,304,501,601 Jay 2020-11-27 1000 sqft single room, two room setups metered electricity, shared restroom 6 units available. Rental comes to ca ~$2850/mo (asking).
204
301
302
501
601
555 8th Ave (38th St.) 810 Peter 15 jun 2012 810 540,single room Asking $30.95; metered electricity; $25-50/mo water charge Single 24 x 22.5' room. Rental comes to ca $2250/mo (asking).
256 W. 38th (bet. 7th & 8th Av) 5th floor Peter 15 Jun 2012 (sublet) 400, single room Previous sublessee paid $2500; would take less; guess would certainly come down to $1500 Single, separate room, 20x20'. Main lessee has a short-run printing business; his lease runs 3 more years.
318 W. 39th 11th Fl. Peter 15 Jun 2012 (sublease) ca. 650, two connected rooms Asking $2500/mo A bit of a warren -- main way in is through the main lessee's offices; it's a fashion business. But maybe there's a separate entrance. I didn't look (but should have). Main lessee's lease expires Feb 2013.
77 W. 47th 1602 Peter 03 May 2012 1090 700 41 Lovely space -- single large room. Top floor in the jewelry district. Convenient transp. High-security building might be problematic for us. Price incudes $5/sf*yr electricity charge.
175 E 2nd St Basement Crystal 27 April 2012 1200 1000 24 Well laid out for our needs. Lots of power, large turbine fan ventilation system. Full bath in space, motorized lift to street level, washer/dryer & kitchen sink. Enclosed loft room good for meetings & group workshops. Pictures at [1].
135 W 20th St 3rd Floor Suites 3rd Floor Dave&Guan 14th May 2012 350/400/800 or combination thereof TBD 41 (negotiable?) Great potential for us. 3 possible rooms, elevator access. Near our current location. 24/7 access, noise is no problem. Windows in 2 rooms for ventilation. Renter is familiar with hackerspaces, pleasant and is downsizing existing optics workshop, so facilities are good and some existing equipment which we may be able to share (Workbenches, storage cabinets, CNC mill, lathe etc). Flexible on space/usage depending on our plan, including sharing of space/equipment. Not sure about roof access. Pictures 12345678

137 W 14th St

Links

Available Spaces via Nonprofit Coordinating Committee of NY