Office Space for 75 People in Flatiron

Where the 13,125 feet actually goes

The 13,125 is a planning allowance, not a furniture order. New York quotes rentable feet, so 15 to 25 percent comes off before a designer draws anything, leaving 9,844 to 11,156 usable feet, or 131 to 149 a head.

• Seventy-five workstations and their aisles, close to 4,900 feet, about half the drawable area.
• Enclosed meeting rooms near 1,400 feet: one seating sixteen, two for eight to ten, three or four for four to six.
• Eight or nine phone rooms at roughly 50 feet apiece, some 450 feet, optional at thirty people and not at 75.
• A pantry near 800 feet, reception, storage and IT at another 600, and the 1,700 to 3,000 feet left over as corridor and slack.

Density moves the allowance. Private offices along the perimeter push past 200 feet a head and size 75 people closer to 15,000; shared desks run down toward 141, which is exactly what the one matching floor gives you.

What seventy-five people cost, monthly and annually

At $65, the median across our New York book, 13,125 square feet is $853,125 a year, $71,094 a month, $948 per person per month. Flatiron asks more: its $72 median, 12 percent above the city, takes the same footprint to $945,000 a year, $78,750 a month, $1,050 a head.

A submarket median is a weak guide here. The six Flatiron floors we carry span $43 to $115, so 13,125 feet anywhere in that band is $47,031 to $125,781 a month. Price the floor, not the neighborhood.

Quoted on request is not the same as unpriced. The number arrives at the tour and moves with the term you offer and the credit behind it, so our $72 model is a placeholder and the first figure you hear is an opening position, and asking rent parts company with taking rent most on the largest floor in a submarket, which is what this one is. Name the premium in dollars while you decide. The $7 a foot between the citywide median and Flatiron's is $91,875 a year on 13,125 feet, $1,225 per employee, and that is what the neighborhood costs you.

None of that is the check. Electricity is billed on top at $2 to $4 per square foot, $26,250 to $52,500 a year here, cleaning above building standard is separate, and taxes arrive through a base-year escalation that compounds. A 3 percent bump carries the $945,000 to about $1,128,000 by year seven, near $7.24 million over the term.

What the floor has to do, and the rentable-to-usable gap

Apply the same loss factor to the actual availability. 10,562 rentable feet becomes 7,922 to 8,978 usable, so 75 people work on 106 to 120 drawable feet each rather than 175. That is a bench-and-booth office: unassigned desks, few private rooms, a pantry doubling as the all-hands room. Decide that at the letter of intent, not in month three of construction.

Ask for the usable number and the measurement standard before you sign, then pay for a test fit: the gap between a 15 and a 25 percent loss factor on this floor is 1,056 square feet, six workstations and a conference room.

Seventy-five people hold six or seven conversations at once on an ordinary Tuesday, and that concurrency sets the room program more than the seat count. Two contiguous floors change it again: split 38 and 38, each level wants its own phone rooms, and only one can hold the room where everyone fits.

Growing into it, out of it, and the clauses that decide which

Half again this headcount is about 113 people and 19,775 square feet, $1,423,800 a year at the Flatiron median, and this submarket does not offer it. The largest floor we carry here is the 10,562 above, so a company reaching 113 should sign shorter and widen to NoMad, Union Square or Chelsea later.

Term length is the lever that sets everything else. A direct lease on a full-floor deal this size runs five to seven years, because the landlord amortizes free rent and construction money across it and will not fund a fit-out on three. Every $10 per foot of allowance is $131,250 here, and a month of free rent per year of term is $551,250 over seven.

Buy flexibility back in the clauses. A right of first offer is worth what the building can deliver, and at 30 West 21st Street that includes the 5,250-foot penthouse we also carry, 15,812 feet together and 90 people at the full allowance. Expect a letter of credit of six to twelve months of rent, $472,500 at six months, and negotiate a burn-down.

The Flatiron floor that fits seventy-five right now

• 30 West 21st Street, Entire 9th and 10th Floors. Two contiguous full floors offered together, 10,562 square feet, rated 60 desks, floor plan and photographs on the listing, rent on request. At 75 people that is 141 rentable feet each, about 38 a level, about $63,372 a month modeled at the Flatiron median.

Nothing else on our Flatiron book reaches this headcount. 137 East 25th Street, the next largest at 8,308 feet and $43, puts 75 people on 111 rentable feet apiece, which is not a plan we would draw. The other four availabilities run 2,940 to 5,500 feet.

There is an honest alternative to running dense, which is two addresses, and at this headcount it deserves pricing rather than a shrug. The furnished sublease we carry at 54 West 21st Street, 3,960 feet at $72 and about $23,760 a month, comes with 36 sit-stand workstations, two large conference rooms, a meeting room, two phone booths and an eat-in pantry already built, and it runs to June 2027 with the potential for a direct extension. Put the other 39 people into 276 Fifth Avenue's 5,500 feet at $52, roughly $23,833 a month at the same 141 feet a head, and 75 people are housed for about $47,593 against the $63,372 the single floor models at. You pay for it in duplicated rooms and a company that has to decide which address is home.

So the decision is short. Run dense on the two floors above at 141 rentable feet each and design for that on day one rather than discover it in construction, take them with a right of first offer on the penthouse that would carry you to 15,812 feet and about $113,685 a month at today's numbers, or split now across two smaller floors and consolidate at the next renewal, once the hiring curve has said which size was real. Send us the hiring plan and the org chart by function, and we will test fit the ninth and tenth before you tour.