Detached Mixed-Use Medical
New
For Sale
$1,550,000
205 OCEAN VIEW AVE, Brooklyn, NY 11235
Residential Income, Brooklyn, NY
Property Size3,264 SF
Lot Size0.07 Acres
Price / SF$474.88
Days on Market2
Property Features for 205 OCEAN VIEW AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Mixed Use
Subdivision
Brighton Beach
Standard status
Active
Size
3,264 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
20192
Building Details
Year built
1930
Listing Agency:
HIGH CLASS REALTY SB LLC
(718) 333-0700
Listed By:
Svetlana Borovskiy · License #49BO1171893
Added: Aug 24
Last Checked: Aug 25 at 1:06PM
MLS# 11948816
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.
This detached mixed-use property contains approximately 3,264 square feet across three stories on a 66' x 45' lot. The first and second floors are configured for medical use, including an established practice operating for approximately 25 years. The third floor contains a three-bedroom residential unit. Built in 1930, the building is described as being in excellent condition and includes 66 feet of street frontage with R6 zoning.
The property is located near Brighton 1st Street in Brighton Beach, with access to the B and Q subway lines and B1, B4, B36, and B68 bus routes. Nearby amenities include shopping, restaurants, and the Brighton Beach waterfront. The asset combines medical, residential, and established business components within a single detached building.
The property is located near Brighton 1st Street in Brighton Beach, with access to the B and Q subway lines and B1, B4, B36, and B68 bus routes. Nearby amenities include shopping, restaurants, and the Brighton Beach waterfront. The asset combines medical, residential, and established business components within a single detached building.
Key Highlights
- Approximately 3,264 square feet on a 66' x 45' lot
- Detached three‑story building with 66 feet of street frontage
- R6 zoning with medical and residential components
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
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Paved road access
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-story Brighton Beach building combining medical space with a residential apartment and established practice operations.
Where is this mixed-use property located?
The property is located at 205 OCEAN VIEW AVE 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; Detached three‑story building with 66 feet of street frontage; R6 zoning with medical and residential components
