Donna Shore acquires industrial in Maspeth valued at $13M

Donna Shore through the entity Herschmann & Nova LLC paid $13 million through an estate sale to Joseph Herschmann and Robert J. Nova through the entity Estate Of Joseph Herschmann for the industrial building (F1) at 54-60 46th Street in Maspeth, Queens. The expected use is cash flowing.
The deal closed on November 17, 2025 and was recorded on February 4, 2026. The property has 30,200 square feet of built space and 9,800 square feet of additional air rights for a total buildable of 40,000 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $430 and the price per buildable square foot is $325 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Joseph Herschmann and Robert J. Nova was Rosalie Shore, Ellen Shore Langer, and Caren Nova. The signatory for Donna Shore was Donna Shore. The contract date was November 17, 2025. Joseph Herschmann and Robert J. Nova are both deceased.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has records that the buyer Donna Shore purchased two properties in one transaction for a total of $10.5 million and has no record it sold any properties over the past 24 months.
The seller Joseph Herschmann had not purchased any other properties and sold two properties in one transaction for a total of $10.5 million over the same time period. The 30,200-square-foot property generated revenue of $726,317 or $24 per square foot, according to the most recent income and expense figures.

The property

The industrial building in Maspeth has 30,200 square feet of built space and 9,800 square feet of additional air rights for a total buildable of 40,000 square feet according to a PincusCo analysis of city data. The parcel has frontage of 200 feet and is 100 feet deep with a total lot size of 20,000 square feet. The zoning is M2-1 which allows for up to 2 times floor area ratio (FAR) for manufacturing The city-designated market value for the property in 2022 is $4.4 million.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $1,000 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The neighborhood

In Maspeth, The majority, or 73 percent of the 22.3 million square feet of commercial built space are industrial buildings, with specialty buildings next occupying 8 percent of the space. In sales, Maspeth has near average sales volume among other neighborhoods with $308.7 million in sales volume in the last two years and is the 6th highest in Queens. For development, Maspeth has had very little major development activity relative to other neighborhoods.It had 254,878 square feet of commercial and multi-family construction under development in the last two years, which represents 1 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of one of the seven commercial properties representing 30,200 square feet of the 52,200 square feet. The identified owner is Rena Shore Kravitz.
There are no active new building construction projects on this tax block.

All properties are industrial.

The buyer

The PincusCo database currently indicates that Donna Shore owned at least two commercial properties in New York City with 24,666 square feet and a city-determined market value of $3.8 million. (Market value is typically about 50% of actual value.) Within the portfolio, the bulk, or 52 percent of the 24,666 square feet of built space are industrial properties, with specialty properties next occupying 48 percent of the space. They are all located in Queens.

Direct link to Acris document. link