Four-Unit Retail Building with Air
For Sale
$6,000,000
22 Beaver St, New York, NY 10004
COMMERCIAL - Other - New York, NY
Property Size6,000 SF
Lot Size0.03 Acres
Price / SF$1,000
Days on Market41
Property Features for 22 Beaver St
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
7
Full bathrooms
5
Half bathrooms
2
Rooms
Bathroom 2, Bathroom 4, Bathroom 1, Bathroom 6, Bathroom 3, Bathroom 5, Bathroom 7
Security features
Security System
View
City
High school district
000000
Directions
Take Broadway to Beaver Street
Standard status
Active
APN
000000-000.000-0011-011.000
Size
6,000 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
91589
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1920
Floors in Building
4
Flooring type
Laminate, Hardwood
Building materials
Masonite, Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
SIGMA GROUP Real Estate
(917) 267-2305
Listed By:
Stacey Tzortzatos
Added: Jul 2
Changed: Aug 8
Last Checked: Aug 11 at 9:06PM
MLS# 11866741
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
22 Beaver St is a four-story mixed-use retail building with four commercial units, built in 1920. The property sits on a 21' x 62' lot and includes approximately 6,000 square feet. Indoor finishes include hardwood and laminate flooring, and the building has forced air heating with natural gas. The roof is flat, and construction materials include brick and Masonite. The property is served by public water.
Zoning is C5-5 with an LM Special District designation. The site also includes additional buildable area: 13,705 square feet, with a maximum buildable area of 19,710 square feet plus additional air rights.
This configuration supports multiple retail-oriented use cases and potential repositioning strategies within a long-term investment framework, while preserving a historic downtown character.
Zoning is C5-5 with an LM Special District designation. The site also includes additional buildable area: 13,705 square feet, with a maximum buildable area of 19,710 square feet plus additional air rights.
This configuration supports multiple retail-oriented use cases and potential repositioning strategies within a long-term investment framework, while preserving a historic downtown character.
Key Highlights
- Four‑story retail building with four commercial units
- 21' x 62' lot and approx. 6,000 SF building
- C5‑5 zoning with LM Special District designation
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$187,876
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.13%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,757,520
$3.8M
Cap Rate 7%
$2,683,943
$2.7M
Cap Rate 9%
$2,087,511
$2.1M
Market Conditions
NOI Build-Up for 6,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$308.9K $51.48/SF
− Vacancy
−$58.4K −$9.73/SF
EGI
$250.5K $41.75/SF
− OpEx
−$62.6K −$10.44/SF
NOI
$187.9K $31.31/SF
Area
New York, NY
Vacancy
18.90%
Lease Rate
$51.48 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,757,520
Cap Rate 7%
$2,683,943
Cap Rate 9%
$2,087,511
Alternative Uses
Best Use
Retail
$12.06M
$10.55M – $14.07M
NOI $844,347 @ 7.0% cap · market cap 14.07%
Second Best
Office B
$2.68M
$2.35M – $3.13M
NOI $187,876 @ 7.0% cap · market cap 3.13%
Theoretical Best
Specialty Retail
$14.93M
$13.07M – $17.42M
NOI $1,045,440 @ 7.0% cap · market cap 17.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
27,450
Businesses Nearby
Explore this area
Business Placement
Demographics for 10004, NY
4,287
Population
2,146
Households
2
Avg Household Size
35
Median Age
91%
College-Educated
99%
High-School Grad
0.5 sq mi
ZIP Area
8,574
Density / Sq Mi
$220,592
Median Household Income
$136,348
Median Earnings
$3,501
Median Rent
$1,866,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Four-story retail building on a 21 by 62 lot with four commercial units and C5-5 zoning in the LM Special District.
Where is this retail space located?
The property is located at 22 Beaver St New York, NY.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: Four‑story retail building with four commercial units; 21' x 62' lot and approx. 6,000 SF building; C5‑5 zoning with LM Special District designation
