1665 Madison Avenue
This is a straightforward retail lease transaction at 1665 Madison Avenue in East Harlem, executed efficiently in under six weeks, which reflects well on both broker execution and landlord cooperation. The tenant, Harlem Pour House, brings meaningful credit quality as a multi-location bar operator with 15 active sites, reducing vacancy risk and default probability relative to a single-unit operator. The asking rent of $120 per square foot sits at a modest premium to the East Harlem retail comp set, which clusters between $65–$108/ft, though the Taqueria Al Pastor comp at $180/ft confirms that higher rents are achievable on the corridor. East Harlem retail fundamentals remain mixed, with ongoing gentrification pressure along the Madison and Lexington Avenue corridors providing moderate upside but also elevated sensitivity to consumer discretionary spending shifts. Overall, the deal presents low structural risk for a lender given the clean party profile, experienced tenant, and active broker representation, though the bar/nightlife use introduces some operational and regulatory risk inherent to that asset class.
Deal Stats
Parties
Seller / Landlord
Reynold Lam appears to be a private retail landlord active in the East Harlem submarket; no major red flags or distress indicators are present, and the expedited lease execution suggests a motivated and cooperative landlord with clean title and operational property management.
Buyer / Tenant
Harlem Pour House is an experienced bar and hospitality operator with a portfolio of 15 active locations, demonstrating strong operational capacity and a proven track record in the NYC food and beverage retail sector. Their multi-location presence suggests institutional-level lease creditworthiness relative to single-operator tenants.
Score Analysis
How to improve
The following actions could meaningfully improve this deal's Homage score. Each suggestion is based on the deal's profile, asset type, and current rating — addressing them before approaching a lender can increase approval likelihood and lower borrowing costs.
Strengthen sponsor track record documentation
Prior deal history and project completions directly improve track record score.
Clarify transaction structure
A clearly documented deal structure reduces perceived risk.
Provide updated rent roll or income documentation
Verified cash flow data improves confidence in asset performance.
Raw Deal Textclick to expand
Submit Deals New York Retail Lease 1665 Madison Avenue Harlem Pour House Signs Retail Lease At 1665 Madison Avenue With Landlord Reynold Lam LEASED $120 1,200 SF Leased 2 weeks ago the deal players comps contact related Summary NEW YORK Asset Type: Price Per Square Foot: Total Square Footage: Transaction Type: The asset involved in this transaction is a retail space located at 1665 Madison Avenue in the East Harlem market. The property consists of 1,200 square feet and was leased at an asking rent of $120 per square foot. Summary of transaction details: Property Type: Retail Transaction Amount: $120/ft Lease Type: Retail Lease Landlord: Reynold Lam Tenant: Harlem Pour House Brokers: David Sabbagh & Solomon Sharaby - KSR Date: 5/7/2026 David Sabbagh and Solomon Sharaby of KSR represented the landlord in this expedited transaction. They executed the lease in just under six weeks with a tenant who is an experienced bar operator with a portfolio of 15 current locations. Interested parties for retail space or vacancies are encouraged to reach out to David Sabbagh via email. Players All Brokers Landlords | Tenants David Sabbagh 59 deals (646) 784-7735 BROKER Solomon Sharaby 97 deals $3M volume N/A LANDLORD TENANT Details Deal Summary IMAGE: David Sabbagh & Solomon Sharaby DATE: 5/7/2026 ADDRESS: 1665 Madison Avenue MARKET: East Harlem ASSET TYPE: Retail LANDLORD: Reynold Lam TENANT: Harlem Pour House BROKERS: David Sabbagh (@DSabbagh1) & Solomon Sharaby (@Sollo95) - KSR (@Kassin_Sabbagh_Realty) ASKING RENT: $120/ft ~ SF: 1,200 LEASE TYPE: Retail Lease NOTE FROM BROKER: From signing the exclusive agreement to executing a lease in just under 6 weeks, we secured a deal with an experienced bar operator with 15 current locations. If you’re a tenant seeking retail space or a landlord with vacancy in your portfolio, please reach out to Dsabbagh@ksrny.com. Email New York | @tradedny Comps 10 These are similar deals based on proximity and similarity to the subject deal. Rodney Propp Leases Retail Space At 1325 5th Avenue To K-Street Food For $65/ft New York | Retail | PPSF: $65 05/02/2025 Upscale Salon Leases Retail Space At 112 East 116th Street In East Harlem For 10 Years New York | Retail | PPSF: $75 11/03/2025 Lex Smoke & Convenience Corp Leases Retail Space In East Harlem For $75/ft New York | Retail 03/10/2022 Taqueria Al Pastor Leases Retail Space At 1966 3rd Avenue, East Harlem For $180/ft New York | Retail | PPSF: $180 + 1 07/25/2024 Good Eats Bakeshop Corp Leases Retail Space At 1685 Lexington Avenue In New York City New York | Retail | PPSF: $112 07/07/2023 CPN Medical Leases Retail Space At 111 Central Park N. In Harlem 12/10/2021 Mibarrio Meat Market Signs 10-Year Retail Lease At 1875 Lexington Avenue East Harlem New York | Retail | PPSF: $108 09/01/2025 Vincent Todaro Leases Retail Space To Rhythmic Arts Center At 175 East 105th Street New York | Retail | PPSF: $54 03/04/2025 Jack Shamosh Leases Retail Space To Third Avenue Deli At 1909 3rd Avenue In East Harlem New York | Retail | PPSF: $100 04/02/2025 ZZ Shoppe Corp Leases Retail Space At 1909 3rd Avenue In New York City New York | Retail | PPSF: $85 YI 06/06/2023 Contact Get in touch with the broker you want Select Brokers Solomon Sharaby, David Sabbagh Name Phone (optional) Message I'm an agent Similar Tenants These are similar tenants of IC Insomnia Cookies 2K SqFt 2 Closed Deals SW Sushi W 3K SqFt 7B 7th Street Burger 6K SqFt 4 Closed Deals Upgrade to unlock Wingstop 1K SqFt 1 Closed Deals JP Jets Pizza 4K SqFt Unlock All Profiles Unlimited deal views Access investor profiles & contacts Exclusive comps & market data These are similar brokers bas Albert Halawani 49 Closed Deals (347) 204-6578 Albert Manopla 80 Closed Deals (212) 380-8369 Andrew J. 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Deal Type SALE LOAN LEASE Property Size (sq ft) Rent per Square Foot (Annual) Lease Term (Years) Annual Escalation (%) Lease Type NNN (Triple Net) Free Rent Period (Months) Reset Effective Rent (Annual) $165,079.86 Total Lease Value $1,650,798.62 Net Landlord Cash Flow Is there something missing? Send suggestions We are telling CRE's story Traded is the #1 source for cutting edge CRE transactions & insights. 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