Medical Office Condo with Clinical
New
For Sale
$1,510,000
2964 Brighton 6th Street, Brooklyn, NY 11235
Commercial, Brooklyn, NY
Property Size2,800 SF
Lot Size0.06 Acres
Price / SF$539.29
Days on Market1
Property Features for 2964 Brighton 6th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R6
Basement
Full
Subdivision
Brighton Beach
Standard status
Active
Size
2,800 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
11226
Amenities
central heating and air conditioning
two separate entrances
handicap-accessible entrance
kitchenette
Building Details
Year built
2006
Number of units
1
Flooring type
Tile
Listing Agency:
Amerihomes Realty of NY, Inc.
Listed By:
Gene Limanov
(718) 891-2626
Added: Oct 1
Last Checked: Oct 1 at 5:06PM
MLS# 504974
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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.
This medical condominium at 2964 Brighton 6th Street in Brooklyn offers 2,800 square feet arranged across 9 rooms. The existing configuration includes two former operating rooms, a reception area, changing room, kitchenette, and 3 bathrooms. Custom doors and built-in furnishings are among the interior improvements, and the unit has tile flooring, central heating and air conditioning, and two separate entrances, including one with handicap access. Elevator access serves the space.
The property is in Brighton Beach and is zoned R6. Built in 2006, the condominium combines a multi-room medical layout with dedicated entry and building elevator access.
The property is in Brighton Beach and is zoned R6. Built in 2006, the condominium combines a multi-room medical layout with dedicated entry and building elevator access.
Key Highlights
- 2,800‑square‑foot medical condominium with a 9‑room layout
- Two former operating rooms, plus reception, changing room, and kitchenette
- Three bathrooms and tile flooring
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
$69,854
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
4.63%
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%
$1,397,080
$1.4M
Cap Rate 7%
$997,914
$997.9K
Cap Rate 9%
$776,156
$776.2K
Market Conditions
NOI Build-Up for 2,800 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
$121.0K $43.20/SF
− Vacancy
−$27.8K −$9.94/SF
EGI
$93.1K $33.26/SF
− OpEx
−$23.3K −$8.32/SF
NOI
$69.9K $24.95/SF
Area
Brooklyn, NY
Vacancy
23.00%
Lease Rate
$43.20 /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%
$1,397,080
Cap Rate 7%
$997,914
Cap Rate 9%
$776,156
Alternative Uses
Best Use
Office B
$997.9K
$873.2K – $1.16M
NOI $69,854 @ 7.0% cap · market cap 4.63%
Second Best
Healthcare Medical
$927.4K
$811.4K – $1.08M
NOI $64,915 @ 7.0% cap · market cap 4.30%
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.70M
NOI $162,288 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
4,872
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - The space includes a separate accessible entrance, elevator access, and existing clinical improvements.
Where is this medical office space located?
The property is located at 2964 Brighton 6th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,510,000.
What are key features of this property?
This property features: 2,800‑square‑foot medical condominium with a 9‑room layout; Two former operating rooms, plus reception, changing room, and kitchenette; Three bathrooms and tile flooring
