The strategy of co-op busting in commercial real estate - by Robert Khodadadian

In New York City’s competitive real estate market, particularly in prime neighborhoods like Midtown Manhattan, investors are constantly seeking new ways to unlock property value. One such strategy — often overlooked but increasingly relevant — is known as “co-op busting.” This approach involves acquiring control of a cooperative building with the intent to convert or redevelop it for greater financial return.

What Is Co-op Busting?
Co-op busting refers to the process in which an individual or group of investors strategically purchases a majority of shares in a cooperative (co-op) building. With enough shares, the group can gain control of the building’s board of directors and direct the future of the property. This often includes converting the co-op into a condominium or redeveloping it for commercial use, such as offices, retail, or hospitality.

How It Works
The process typically unfolds in four key stages:

1. Share Acquisition
Investors begin by quietly buying units in the co-op, accumulating a significant percentage of the building’s shares.

2. Board Control
Once a majority stake is obtained, the group can influence or outright control the co-op’s board. This control enables them to propose and vote on changes to the building’s structure, usage, or ownership model.

3. Conversion or Redevelopment
The board may choose to convert the building to a condominium, a move that often increases the overall property value. Alternatively, they may pursue commercial redevelopment, such as converting residential units into office space or retail.

4. Shareholder Buyouts
With control of the board, investors can offer to buy out remaining shareholders — sometimes at a premium — clearing the path for full redevelopment.

Why Co-op Busting Happens
There are several reasons why investors pursue this strategy:

• Value Creation:
Converting a co-op into condos or commercial space can dramatically increase a building’s market value, especially in high-demand areas like Midtown Manhattan.

• Development Potential:
Older co-op buildings often sit on valuable land that is underutilized. Redeveloping these sites can unlock new revenue streams.

• Strategic Control:
Once investors control the co-op board, they can reshape the property in alignment with their long-term investment objectives.

A Broader Perspective
The idea of leveraging shared ownership for commercial gain isn’t new. A similar structure exists in real estate investment trusts (REITs), where land or buildings are divided into shares, and the trust manages the property for profit. While REITs are typically structured from the outset, co-op busting transforms existing residential buildings into more lucrative assets.

Why Midtown Manhattan Is a Target
Midtown Manhattan remains one of the most attractive markets for co-op busting due to its location, zoning flexibility, and high commercial demand. Investors see older residential co-ops in this area as prime candidates for redevelopment, where the upside can significantly outweigh the acquisition cost and time involved.

Conclusion 
Co-op busting is a complex but highly strategic investment method that capitalizes on the inefficiencies of older co-op structures. By gaining control of the board, investors are able to shift the direction of a building — unlocking new value through conversion or commercial redevelopment. In the high-stakes environment of New York City real estate, especially in Midtown, co-op busting continues to be a compelling strategy for investors looking to maximize returns.

Robert Khodadadian is president and CEO of Skyline Properties, Manhattan, N.Y.