While many of Long Island’s new industrial developments have been the big “high cube” variety that attract major e-commerce businesses and logistics companies, one local developer is thinking small.
In fact, it’s newest project in Islandia is not much of a departure for Farmingdale-based Brent Mako Real Estate Group, which has traditionally focused on delivering light industrial and retail spaces that range in size from as little as 1,200 square feet to as much as 15,000 square feet.
The company’s Islandia project began earlier this year, with its $4.5 million purchase of 190 Blydenburgh Road, a 36,280-square-foot industrial/flex building on 1.4 acres. Built in 1981 as a headquarters for the laborers’ union, the building is adjacent to 200 Blydenburgh Road, a 48,100-square-foot building on 3.2 acres that Brent Mako principal Jim Kogel helped design for its original owners and was built by Mark Seiden of LMJ Management and Construction. Brent Mako later acquired it in 2007 and the current plan combines both 190 and 200 into a two-building light industrial complex.
According to Brent Mako principal Will Kogel, 190 Blydenburgh was plagued by insufficient parking, bad vehicle circulation and underwhelming landscaping. In addition, the building had been carved into large, irregularly configured units with common utilities and insufficient truck loading. Although it worked well for its initial use, Kogel said redeveloping the property into a viable multi-tenant use would require creativity.
So far, the developer has invested $1.7 million in the project to transform the property, partnering with LMJ’s Josh Seiden and engaging Islandia-based Thomas P. Walsh Architect to carry out its vision.
“We knew the quirks of 190 but when coupled with 200, we felt we could unlock its potential, create value, and bring to market a truly differentiated product,” Will Kogel told LIBN.
Brent Mako originally tried to acquire 190 Blydenburgh in 2014, but the deal fell through. Nine years later, the company was able to make the purchase when the property came back on the market.
“The acquisition of 190 Blydenburgh was all about timing,” said broker Dan Abbondandolo of Cushman & Wakefield, who brokered the sale along with his Capital Markets/Investment Sales team. “We launched the marketing of the property at the tail end of the pandemic. We knew that Brent Mako was a perfect fit, as they owned the adjacent property. We’re excited that a multi-generational family is continuing to grow its portfolio throughout the Island.”
The redeveloped building will be able to provide light industrial units ranging in size from 1,400 square feet to 5,500 square feet and flex/R&D/office units from 1,300 square feet to 5,600 square feet, all with individually metered utilities.
Through merging the two properties, with repaving and improved site drainage, the company created the necessary parking to support the flex-office uses and also allowed for truck egress required by modern industrial users. The project also included new windows and storefront entrances, awnings, site lighting, landscaping improvements and a landscaped courtyard with benches.
“The two properties are now a cohesive 4.6-acre, 84,380-square-foot light industrial flex campus that could help satisfy our portfolio’s internal pipeline of demand from existing tenants and improve our coverage of the Vets Highway/LIE corridor by offering a combination of office, flex and R&D space coupled with overflow storage and traditional small-bay light industrial units with the potential for industrial outdoor storage,” Kogel said.
This content was originally published here.
