Natural Light Office
For Sale
$499,999
6402 8th Ave 602, Brooklyn, NY 11220
Compact office space with A/C, natural light, and Brooklyn views, with strong transit access near 8th Avenue destinations.
Property Size510 SF
Price / SF$980.39
Days on Market43
Property Features for 6402 8th Ave 602
General Information
Standard status
Active
Size
510 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Building Size
510 SF
Listing Agency:
BC Realty Group LLC
(347) 921-2111
Listed By:
Anny Yau · License #823004448
(347) 921-2111
Source:
Elliman
Added: Jul 11
Changed: Aug 11
Last Checked: Aug 21 at 12:52PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of BC Realty Group LLC
Investment Insights
Based on property information with market context.
Introducing a 510 sq. ft. commercial office space at 6402 8th Ave, unit 602, in Brooklyn’s Sunset Park neighborhood. The space is designed for everyday work needs and includes an A/C unit, natural light, and views of Brooklyn.
The building is positioned in a high-traffic area near restaurants, supermarkets, and entertainment. Access is supported by nearby bus stops and the N subway line, with quick routes to the 278 Expressway and Belt Parkway. For mobility, the provided BikeScore is 76, WalkScore is 95, and TransitScore is 95.
This offering is well suited for an operator seeking a centrally accessible office configuration in an active Brooklyn commercial corridor.
The building is positioned in a high-traffic area near restaurants, supermarkets, and entertainment. Access is supported by nearby bus stops and the N subway line, with quick routes to the 278 Expressway and Belt Parkway. For mobility, the provided BikeScore is 76, WalkScore is 95, and TransitScore is 95.
This offering is well suited for an operator seeking a centrally accessible office configuration in an active Brooklyn commercial corridor.
Key Highlights
- 510 sq. ft. commercial office space at 6402 8th Avenue, Brooklyn, NY 11220, in the Sunset Park neighborhood
- Includes A/C unit and natural light
- Features views of Brooklyn
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
$15,230
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
3.05%
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%
$304,600
$304.6K
Cap Rate 7%
$217,571
$217.6K
Cap Rate 9%
$169,222
$169.2K
Market Conditions
NOI Build-Up for 510 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
$25.7K $50.40/SF
− Vacancy
−$5.4K −$10.58/SF
EGI
$20.3K $39.82/SF
− OpEx
−$5.1K −$9.95/SF
NOI
$15.2K $29.86/SF
Area
ZIP 11220
Vacancy
21.00%
Lease Rate
$50.40 /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%
$304,600
Cap Rate 7%
$217,571
Cap Rate 9%
$169,222
Alternative Uses
Best Use
Office B
$217.6K
$190.4K – $253.8K
NOI $15,230 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$330.6K
$289.3K – $385.7K
NOI $23,143 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,717
Businesses Nearby
Explore this area
Business Placement
Demographics for 11220, NY
105,797
Population
30,897
Households
3.4
Avg Household Size
35
Median Age
25%
College-Educated
62%
High-School Grad
1.7 sq mi
ZIP Area
62,234
Density / Sq Mi
$64,201
Median Household Income
$31,489
Median Earnings
$1,688
Median Rent
$1,021,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Compact office space with A/C, natural light, and Brooklyn views, with strong transit access near 8th Avenue destinations.
Where is this office units located?
The property is located at 6402 8th Ave 602 Brooklyn, NY.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: 510 sq. ft. commercial office space at 6402 8th Avenue, Brooklyn, NY 11220, in the Sunset Park neighborhood; Includes A/C unit and natural light; Features views of Brooklyn
