NorthPoint Development · Balanoff Industrial Team · Internal Tool

Drayage + Total Occupancy Model · After-Incentive Site Comparison

Subject: 4101 Arthur Kill Road, Staten Island, NY · Drayage figures updated 6/7/2026 · Incentives per NYCEDC Business Incentives Guide, March 2026

1Subject Incentive Scenario NYCEDC · applies to 4101 Arthur Kill only
ManufacturingExcelsior 6.85% of wages · REAP default
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Net New Jobs (employees)
Average Wage / employee$
Total Annual Payroll$22,750,000
Capital Investment (M&E)$
Relocation Program
RACE
REAP
Total Value · 12-yr horizon $0
Amortized Offset $0.00/SF/yr
Distribution CenterExcelsior ~2.0% conditional (ESD review) · RACE default
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Net New Jobs (employees)
Average Wage / employee$
Total Annual Payroll$15,000,000
Capital Investment (M&E)$
Relocation Program
RACE
REAP
Total Value · 10-yr horizon $0
Amortized Offset $0.00/SF/yr

RACE ($5,000/emp/yr · 10 yrs · 500-emp cap) and REAP ($3,000/emp/yr · 12 yrs) are refundable in years 1–5 and cannot be stacked on the same employees. Totals include the as-of-right M&E sales-tax exemption (8.875%, one-time), NYS ITC (5%), and Excelsior. The NYCIDA waiver overlaps with the as-of-right exemption and is applied once.

2Site Inputs mileage & tolls shown for the selected port
PropertyMilesTolls RTRentOpex
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Tolls are round-trip, Class 5-axle E-ZPass off-peak. Added properties are pinned on the map automatically (edit name or city to re-locate) and can be removed with ×. The subject's incentive offset is set by the scenario applied in Step 1.

Drayage Origin
⚓Port Newark / Elizabeth
⚓Howland Hook
↺ Reset to Defaults
Global Drayage Assumptions applies to all nine sites
$
$
%
Annual Containers
15,000
25,000
35,000
workbook tiers · or type a custom count
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4101 Arthur Kill RoadStaten Island, NY · Subject Site
After-Incentive TCO
— /SF/yr
Rank
—
Drayage / Container
—
Incentive Applied — · — program · — total value · offset —/SF/yr over —
After-Incentive Total Occupancy Comparison · ranked lowest to highest Base Rent Opex/Tax Drayage Incentive Offset

Origin: — · —. Bars show gross occupancy (rent + opex + drayage); the hatched green segment is the incentive offset deducted from the subject. Hover any segment for its exact $/SF value. Estimates only — confirm rents against live deal terms and consult NYCEDC, NYC Dept. of Finance, and qualified tax counsel before relying on incentive figures.

Property Locations · relative to the drayage origin satellite view · pins approximate · click a pin for details & Google Maps link