Three-Story Mixed-Use
New
For Sale
$1,550,000
205 Oceanview Avenue, Brooklyn, NY 11235
Detached building combines medical, commercial, and residential components with R6 zoning and access to subway and bus service.
Property Size3,264 SF
Lot Size0.07 Acres
Price / SF$474.88
Days on Market5
Property Features for 205 Oceanview Avenue
General Information
Standard status
Active
Size
3,264 SF
Lot size
0.07 Acres
Property subtype
Mixed Use
Zoning
R6
Additional Details
Business Included
Yes
Public Transit
Yes
Building Details
Buildings
1
Stories
3
Building Size
3,264 SF
Tenancy
Multi
Abandoned
No
Listing Agency:
High Class Realty SB LLC.
Listed By:
Svetlana Borovskiy · License #49BO1171893
(718) 333-0700
Source:
Prideestates
Added: Sep 9
Last Checked: Sep 13 at 11:30AM
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 High Class Realty SB LLC.
Investment Insights
Based on property information with market context.
This detached three-story mixed-use building contains approximately 3,264 square feet on a 66' x 45' lot. The property combines medical and commercial space with a three-bedroom residential unit on the upper level. The first floor is leased for medical use, while the second floor houses an established medical practice operating for approximately 25 years. The third-floor residence is also leased.
The property has 66 feet of street frontage and R6 zoning. It is located near Brighton 1st Street in Brighton Beach, with access to the B and Q subway lines and the B1, B4, B36, and B68 bus routes. Shopping, restaurants, and the Brighton Beach waterfront are nearby.
The property has 66 feet of street frontage and R6 zoning. It is located near Brighton 1st Street in Brighton Beach, with access to the B and Q subway lines and the B1, B4, B36, and B68 bus routes. Shopping, restaurants, and the Brighton Beach waterfront are nearby.
Key Highlights
- Approximately 3,264 square feet on a 66' x 45' lot
- Three‑story detached mixed‑use building
- 66 feet of street frontage
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
$118,483
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
7.64%
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%
$2,369,660
$2.4M
Cap Rate 7%
$1,692,614
$1.7M
Cap Rate 9%
$1,316,478
$1.3M
Market Conditions
NOI Build-Up for 3,264 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
$215.4K $66.00/SF
− Vacancy
−$25.9K −$7.92/SF
EGI
$189.6K $58.08/SF
− OpEx
−$71.1K −$21.78/SF
NOI
$118.5K $36.30/SF
Area
Brooklyn, NY
Vacancy
12.00%
Lease Rate
$66.00 /SF/Yr
Expense Ratio
37.50%
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%
$2,369,660
Cap Rate 7%
$1,692,614
Cap Rate 9%
$1,316,478
Alternative Uses
Best Use
Mixed Use
$1.69M
$1.48M – $1.97M
NOI $118,483 @ 7.0% cap · market cap 7.64%
Second Best
Office B
$1.16M
$1.02M – $1.36M
NOI $81,430 @ 7.0% cap · market cap 5.25%
Theoretical Best
Specialty Retail
$2.70M
$2.36M – $3.15M
NOI $189,181 @ 7.0% cap · market cap 12.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
4,023
Businesses Nearby
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
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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?
Mixed-use property - Detached building combines medical, commercial, and residential components with R6 zoning and access to subway and bus service.
Where is this mixed-use property located?
The property is located at 205 Oceanview Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Approximately 3,264 square feet on a 66' x 45' lot; Three‑story detached mixed‑use building; 66 feet of street frontage
