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    705 86th Street Brooklyn, NY 11228

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    Claim this Listing
    For Sale
    $3,780,000

    MULTI_FAMILY - Brooklyn, NY

    Property size:
    12,399 SF
    Lot size:
    0.12 Acres
    Added:
    Nov 3, 2025
    Days on Market:
    169
    Last Refresh:
    Apr 21 at 5:06 am

    Property Features for 705 86th Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    C4
    Bedrooms
    4
    Bathrooms
    4
    Rooms
    Bedroom 3, Bathroom 4, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 4, Bedroom 1, Bathroom 2
    Parking features
    On Street
    Basement
    Finished, Full
    Standard status
    Active
    APN
    06037-0065
    Size
    12,399 SF
    Lot size
    0.12 Acres

    Taxes and HOA fees

    Tax Annual Amount
    53901

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air

    Building Details

    Year built
    1994
    Floors in Building
    3
    Number of units
    2
    Building materials
    Brick, Stucco

    We can help!

    Listing Contact
    Svetlana Noll
    Svetlana Noll

    Listing agent Svetlana Noll

    Listing office Homes R Us Realty of NY, Inc. 111 Fingerboard Road, Staten Island, NY

    Listing date Nov 3, 2025

    MLS# 2506483 Listing URL

    Copyright © 2026 Staten Island Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Brooklyn Mixed-Use Investment Opportunity

    This mixed-use building is located in a desirable Brooklyn neighborhood. The all-brick building measures 54x76 feet and offers over 12,000 square feet of space. It features a mix of commercial and residential income, with 6 office suites and two 2-bedroom residential units. The property is zoned C4-2A, making it suitable for medical office, retail, or mixed-use redevelopment. The location along a commercial corridor provides visibility and high foot traffic, with convenient access to transportation, dining, and retail. This property is positioned for business and investment opportunities, offering immediate income potential.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Roman Y Royzman, ... Physician Karina Adler Physician Simon Saada Physician Supreeti Behuria, MD Physician Feross Ali Physician

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brooklyn
    County
    Kings
    State
    New York
    Longitude
    -74.021639
    Latitude
    40.619005

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use building with commercial and residential income in prime location.
    Where is this mixed-use property located?
    The property is located at 705 86th Street Brooklyn, NY.
    What is the asking price?
    The asking price for this property is $3,780,000.
    What are key features of this property?
    This property features: Strong mix of commercial and residential income with immediate cash flow potential.; Large 12,000 sq. ft. mixed‑use building in desirable Dyker Heights, Brooklyn.; C4‑2A zoning allows for medical office, retail, or mixed‑use redevelopment.
    (929) 433-9563
    We can help!
    Listing Contact
    Svetlana Noll
    Svetlana Noll
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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