What Muss Development LLC does

Muss Development LLC is a fourth-generation, family-owned real estate development and investment company founded in 1906 and headquartered at 118-35 Queens Boulevard in Forest Hills, New York. The company has built more than 15 million square feet of commercial, residential, industrial, and retail space throughout the five boroughs of New York City, and over the past decade has extended its footprint across the U.S. East Coast into seven additional states (Alabama, Florida, Massachusetts, New Jersey, North Carolina, South Carolina, Virginia). The current portfolio spans 60+ properties and approximately 3,800 owned or equity-held residential units, supported by Class A office assets, grocery-anchored and neighborhood shopping centers, two skilled nursing facilities (736 beds), a 667-room full-service hotel, and landmark mixed-use complexes such as the $230 million Brooklyn Renaissance Plaza.

Muss operates a vertically integrated platform executing planning, ULURP land-use entitlements, construction, leasing, property management, and asset management in-house, with selective use of third-party brokerages (Cushman & Wakefield) and co-development partners (AvalonBay Communities at 1 Brooklyn Bay, Bedrock at 180 Franklin). Revenue is generated through seven principal streams: recurring rental income from a residential portfolio across NYC, Long Island, Florida, Alabama, New Jersey, North Carolina, and Virginia; one-time condominium sales (Oceana, 1 Brooklyn Bay); commercial office and retail leasing to anchor tenants including Target, Starbucks, CVS, McDonald's, JPMorgan Chase, Con Edison, and major government agencies; hotel operations at the New York Marriott at the Brooklyn Bridge (managed by Marriott); equity investments and partnership distributions; property and asset management fees; and healthcare operations at Clove Lakes (576 beds) and Forest View (160 beds).

The company's underlying technology is essentially none: there is no proprietary software, AI/ML capability, app, API, or technology platform referenced in the source material. Muss's competitive moat derives from regulatory expertise in NYC entitlement processes, four-generation brand trust, deep government and institutional tenant relationships, and capital base supporting long-cycle underwriting that smaller operators cannot match. The marketing approach is earned-media-driven via Commercial Observer, Crain's, The Real Deal, Bisnow, CoStar, and per-property websites, with retail and office availabilities listed on LoopNet under dedicated site ID 6910.

Name

Muss Development LLC

Legal name

Muss Development LLC

Website

https://muss.com

Company type

Private

Founded year

1906

Operating status

Operating

Headcount range

51–100 employees

Short description

Muss Development LLC is a fourth-generation, family-owned real estate development and investment company founded in 1906, operating 60+ commercial, residential, retail, hospitality, and healthcare properties across the U.S. East Coast with approximately 3,800 owned residential units.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development and Investment

NAICS

Lessors of Nonresidential Buildings (except Miniwarehouses) (531120), Residential Property Managers (531311), Lessors of Other Real Estate Property (53119)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Operators Of Nonresidential Buildings (6512), Real Estate Agents & Managers (For Others) (6531), Investors, Nec (6799)

akta.pro primary industry

New Development / Declarant Transition Management (BPAJAHAK)

akta.pro secondary industry

Residential Land Development & Subdivision Homebuilding (Build-to-Sell Communities) (IMAFABAL)

Keywords

• Commercial real estate development
• Residential property investment
• Mixed-use developments
• Multifamily housing
• Real estate portfolio management

Headquarters

HQ city

Forest Hills

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Marketing or Sales, Others

Revenue model

1. Rental income – residential: Muss operates a large multifamily rental portfolio (180 Franklin, Oceana, Forest Hills Tower residential components, Viva Luxury Apartments, Landmark South, The Artisan at Lawrenceville, etc.) generating recurring rental revenue across NYC, Long Island, Florida, Alabama, New Jersey, North Carolina, and Virginia.
2. Residential condominium sales: Ground-up for-sale condominium development at Oceana (927 units across 16 buildings, 2001-2014) and 1 Brooklyn Bay (56 luxury condos on the top 11 floors, completed 2017) generated one-time sale revenue, marketed and sold in-house.
3. Commercial office and retail leasing: Recurring rental income from Class A office (Forest Hills Tower, Flushing Plaza, Queens Tower, Brooklyn Renaissance Plaza, 60 Bay Street, Agora Building) and retail shopping centers (7000 Austin Street, Jackson Heights Shopping Center, Broadway Shopping Center, Eltingville Shopping Center, etc.). Tenants include Target, Starbucks, CVS, McDonald's, JPMorgan Chase, Con Edison, Kings County DA, GSA, and others.
4. Hospitality / hotel operations: Ownership of the 667-room New York Marriott at the Brooklyn Bridge (managed by Marriott) generates hotel revenue including rooms, 51,000 SF of meeting/event space, and F&B outlets (M Lounge, The Bar, The Brooklyn Pantry). A $40 million renovation completed in 2016 repositioned the asset.
5. Real estate equity investments / partnerships: Muss maintains equity interests (often alongside operating partners) in stabilized and value-add multifamily assets across East Coast markets: Viva Luxury Apartments (since June 2022), Landmark South (since Dec 2021), The Artisan at Lawrenceville (since Nov 2021), Hickory Knoll/Cornerstone/Grayson Trace/Winner's Circle (since 2022), Harris Crossing/Hamptons at Country Park (since 2019), Oaks of Dunlop/Crescent Place/Independence Square (since March 2021). Revenue derived from asset appreciation and cash distributions.
6. Property management and asset management fees: Recurring fee income from in-house property management, asset management, leasing oversight, and seasonal resident programming (e.g., 180 Franklin). Parking management at 7000 Austin Street also contributes.
7. Healthcare and assisted-living operations: Income from owning and operating Clove Lakes Health Care and Rehabilitation Center (576 beds, largest in New York State) and Forest View Center for Rehabilitation and Nursing (160 beds), both offering short- and long-term care plus rehabilitation services.

Go-to-market motion5 records

Distribution channels6 records

Marketing channels7 records

Core offering

Muss Development acquires, develops, owns, leases, and manages a diversified portfolio of commercial office, retail, mixed-use, residential rental, for-sale condominium, healthcare, and hospitality real estate across the U.S. East Coast. The company executes ground-up development, complex NYC land-use entitlements (ULURP), construction, capital repositioning, leasing, and property management in-house across 60+ properties spanning eight states. Revenue is generated primarily through recurring rental income from residential and commercial tenants, one-time condominium sales, hotel operations via a Marriott management agreement, and asset/property management fees.

Product overview

Muss Development LLC is a fourth-generation, family-owned real estate development and investment company founded in 1906, operating a diversified portfolio of commercial, residential, industrial, and retail properties across the East Coast. The company's offering is not a single unified software product but rather an integrated real estate platform organized around multiple asset categories — including landmark mixed-use developments such as Brooklyn Renaissance Plaza and the New York Marriott at the Brooklyn Bridge; trophy residential developments like Oceana, 1 Brooklyn Bay, and 180 Franklin; premier office assets including Forest Hills Tower, Queens Tower, and the Agora Building; a retail portfolio spanning Jackson Heights Shopping Center, Broadway Shopping Center, 7000 Austin Street, Eltingville Shopping Center, and Shoppes at Woodhill; healthcare facilities such as Clove Lakes and Forest View Nursing Homes; and a growing residential investment portfolio of multifamily communities including Hickory Knoll, Cornerstone, Viva Luxury Apartments, Landmark South, The Artisan at Lawrenceville, Winner's Circle at Saratoga, The Hamptons at Country Park, and Spark Millbury. These assets are unified by Muss's vertically integrated capabilities across development, acquisitions, construction, leasing, property management, and capital improvement, all supported by the company's family-business approach to long-term value creation.

Differentiator

Problem solved

Functional benefit

Products and services

• New York Marriott at the Brooklyn Bridge 667-room, full-service hotel in Downtown Brooklyn operated under a long-term Marriott International management agreement. Includes 51,000 SF of meeting and event space featuring the 18,000 SF Grand Ballroom, F&B outlets (M Lounge, The Bar, The Brooklyn Pantry), and serves business and leisure travelers.
• Brooklyn Renaissance Plaza 1.2 million-square-foot, 32-story mixed-use complex in Downtown Brooklyn combining 900,000 SF of Class A office (anchored by Kings County District Attorney's Office occupying 14 floors), the 667-room NY Marriott at the Brooklyn Bridge hotel, and an 888-space underground parking garage.
• Oceana 927-unit luxury for-sale condominium development across 16 residential buildings in Brighton Beach, Brooklyn, with resort-style amenities including swim club, private beach access, landscaped grounds, health club, and a 6,500 SF event space and spa.
• 1 Brooklyn Bay 30-story luxury residential tower in Sheepshead Bay, Brooklyn, the tallest residential building in South Brooklyn, developed as a partnership with AvalonBay Communities. Includes 56 luxury condominiums on the top 11 floors and AvalonBay rental residences below, with 33,500 SF of indoor and outdoor amenities.
• 180 Franklin 118-unit luxury rental elevator building in Clinton Hill, Brooklyn, distinguished by art-centric amenities including an in-house gallery, creative workroom, work-from-home space, karaoke room, and a landscaped rooftop terrace.
• Forest Hills Tower 17-floor, 375,000-square-foot Class A office tower in Forest Hills, Queens, NY, the largest Class A office building in Queens. Houses Muss Development's headquarters at 118-35 Queens Boulevard and is undergoing capital improvements including new HVAC, BMS, security, and sprinkler systems. Tenants include Prudential, Signature Bank, NYC DCAS, and Cushman & Wakefield.
• Queens Tower 10-story, 170,853-square-foot office building in Jamaica, Queens, NY, that has maintained near-100% occupancy for two decades. Originally built for New York Telephone Company and comprehensively repositioned in 2005 with asbestos abatement, new utilities, HVAC, elevator upgrades, lobby renovation, and a 269-space parking garage. Tenants include the City of New York (six floors), Con Edison, North Shore-LIJ, and America Works.
• Agora Building The only first-class office building on Manhattan's Upper East Side, a 78,179 SF, 6-floor property at 177 East 87th Street / 1556 Third Avenue with two entrances and lobbies. Comprehensive 2024 renovation updated all common corridors, restrooms, both lobbies, and all elevators; tenant includes the Icahn School of Medicine at Mount Sinai.
• 7000 Austin Street 78,938-square-foot, 2-floor retail facility on Austin Street in Forest Hills, Queens, NY, with 400 feet of frontage and 400 rooftop parking spaces. Anchored by Target (since 2015, first Target urban concept in NYC), with additional tenants including Starbucks, Men's Wearhouse, and Summit Health.
• Flushing Plaza One of the largest commercial buildings in Flushing, Queens, NY at 267,000 square feet (246,000 SF office, 21,000 SF retail), converted in 1983 from a former department store into custom-designed office and retail space. Includes a medical office concourse level and valet-attended parking; tenants include EmblemHealth and NYC School Construction Authority.
• Jackson Heights Shopping Center 130,267-square-foot shopping complex in Jackson Heights, Queens, NY, built in 1960 and renovated in 1996. Contains 24 retail stores and 9 offices with 400+ parking spaces, anchored by Petco and AutoZone, with tenants including Walgreens, Santander Bank, Rite Aid, and Farm Country Supermarket.
• Clove Lakes Health Care and Rehabilitation Center 576-bed skilled nursing and rehabilitation facility on Fanning Street in Staten Island, NY, the largest facility of its kind in New York State. Amenities include coffee shop, gift shop, greenhouse, beautician/barber services, 4,000 SF fitness center, and atrium dining room; offers short- and long-term care plus rehabilitation services.
• Forest View Center for Rehabilitation and Nursing 160-bed facility for both short- and long-term patients in Forest Hills, Queens, NY, built in 1968. Includes two modern rehabilitation gyms, three large dining rooms, and a landscaped rooftop patio with views of the New York skyline.
• Hickory Knoll Apartments 160-unit apartment complex in the Homewood submarket of Birmingham, AL. Acquired from original developer and repositioned via capital improvements including renovated clubhouse and pool, fitness center, outdoor BBQ kitchen, firepit lounge, game lounge, and dog park, with unit interiors upgraded to stainless steel appliances and modern finishes.
• Viva Luxury Apartments 420-unit garden-style apartment community in Ft. Lauderdale, FL. Rebranded from Pacific Point and upgraded to Class A status; equity interest maintained since June 2022.
• Winner's Circle at Saratoga 782-unit apartment community in Ballston Spa, NY (Saratoga Springs). Built 2008-2022 and undergoing interior value-add upgrades to align rents with competitive set. Equity interest maintained since August 2022.
• Landmark South 631-unit newly constructed Class A multifamily property in Doral, FL (Miami MSA), located in one of the fastest-growing large cities in Florida. Equity interest maintained since December 2021.
• The Artisan at Lawrenceville 632-unit multifamily community in a supply-constrained submarket near Princeton in Mercer County, NJ (formerly Eaves Lawrenceville). Undergoing extensive value-add renovation including exterior, community amenities, and interior improvements. Equity interest maintained since November 2021.
• Glasshouse250 Five-story luxury rental building with 51 units in Hartsdale, NY, built in 2018. Studios, one- and two-bedroom residences with floor-to-ceiling windows, ceiling heights up to 10 feet, expansive terraces, and views of Scarsdale Country Club; amenities include a contemporary lobby, gym, theater, library, and business center.
• Shoppes at Woodhill 54,127-square-foot shadow anchored shopping center in Columbia, SC, fully occupied by Barnes & Noble, World Market, and Party City, shadow anchored by Target with outparcels featuring Chipotle, Panera Bread, and Starbucks.
• Muss Development Investment Portfolio Overall investment platform pursuing active and passive real estate opportunities throughout the East Coast, combining an experienced corporate approach with family business sensibilities. Spans residential communities, retail centers, office buildings, healthcare facilities, mixed-use developments, and hospitality assets across New York, New Jersey, Massachusetts, Florida, Alabama, North Carolina, South Carolina, and Virginia.

Quantifiable outcome

• Built more than 15 million square feet of commercial, residential, industrial and retail space throughout the five boroughs of NYC
• +7 more outcomes

Named customers47 records

Segments8 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Five partnerships are on record, tiered major, flagship, core and minor.

• AvalonBay CommunitiesmajorStrategic or Co-development PartnerMuss Development partnered with AvalonBay Communities on 1 Brooklyn Bay in Sheepshead Bay, Brooklyn (completed 2017). Muss acquired a 101,789 SF vacant lot, secured entitlements, and oversaw the ground-up development of a 30-story, 250,000 SF residential tower. AvalonBay built the rental residences on the lower floors while Muss developed 56 luxury condominiums on the top 11 floors; both shared the lobby and 33,500 SF of amenities. The partnership allowed cost and risk sharing while delivering both for-sale and for-rent product.
• Marriott InternationalflagshipStrategic or Co-development PartnerMarriott International manages the 667-room New York Marriott at the Brooklyn Bridge at 333 Adams Street, Downtown Brooklyn, under a long-term hotel management agreement with Muss Development. The hotel was the first newly constructed hotel in Brooklyn in over 50 years when it opened in 1998; a second tower connected by a pedestrian bridge was completed in 2006, expanding rooms from 387 to 667. A $40 million renovation of guestrooms, lobby, and public spaces was completed in 2016. Marriott also operates the 51,000 SF of meeting/event space including the 18,000 SF Grand Ballroom.
• Cushman & WakefieldcoreChannel Partner/ Reseller/ DistributorCushman & Wakefield is listed as a major leasing/tenant partner at Forest Hills Tower, the 375,000 SF Class A office tower at 118-35 Queens Boulevard in Forest Hills, Queens, supporting office leasing to professional services firms.
• Midforest (cooperative sponsor)minorStrategic or Co-development PartnerMidforest co-owns and rents a significant number of units alongside Muss Development at The Midtown Cooperative (109-23 71st Road, Forest Hills) and Forestal Condominium (109-33 71st Road, Forest Hills), serving as the cooperative sponsor for both properties.
• smmc (design + development agency)minorImplementation/ SI/ Consulting Partnersmmc (smmcnyc.com) is credited with design and development of the Muss Development corporate website.

Scale indicators11 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• The Durst Organization: Multi-generation, family-owned NYC real estate developer and owner with a similar focus on Class A office, mixed-use, and sustainable ground-up development. Highly comparable to Muss on tenant quality, NYC concentration, and family stewardship model.
• Rudin Management Company: Family-owned NYC real estate firm with a multi-decade operating history managing Class A office, residential, and tech-enabled properties. Comparable in tenant profile, family-ownership structure, and long-hold operating philosophy.
• LeFrak: Family-owned NYC real estate developer with diversified residential, office, retail, and hospitality holdings across NYC and South Florida. Comparable on family stewardship, mixed-use development, and Sun Belt residential expansion (LeFrak Miami).

Broad incumbents

• The Related Companies: Large-scale diversified NYC real estate developer of mixed-use, affordable and market-rate housing, and commercial assets. Overlaps with Muss on mixed-use ground-up development (Hudson Yards analog) but operates at a substantially larger scale and with institutional capital.
• Vornado Realty Trust: Public REIT focused on Class A office and retail in NYC, including properties in Manhattan and the outer boroughs. Comparable on office concentration in NYC but operates as a public company with a much larger asset base.
• Tishman Speyer: Global real estate investor and developer with deep NYC roots across Class A office, residential, and life sciences. Compares to Muss on trophy asset development and tenant quality but operates globally with institutional capital partners.
• SL Green Realty: Manhattan's largest office landlord with concentrated Class A office exposure. Comparable on NYC office focus and government/financial tenant base, though pure-play office versus Muss's diversified mix.

Regional players

• Continental Development Company (Continental Properties): Diversified real estate developer operating multifamily, retail, hospitality, and office primarily across the West Coast and Sun Belt. Comparable on multi-state value-add multifamily and retail center strategy but focused on a different geographic footprint than Muss's NYC core.
• Bresic Realty / Hammond & Knight (US multifamily owner-operators): Owner-operator of multifamily portfolios in secondary East Coast markets. Comparable on the asset type (mid-market multifamily) that Muss has been accumulating across the Sun Belt.

Others

• AECOM-Canyon Partners / Canyon Real Estate: Real estate investment firm that frequently partners with family-owned operators on value-add multifamily repositionings, similar in structure to Muss's joint ventures with AvalonBay and Bedrock.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/muss-development

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Muss Development LLC