Mixed-Use Property with Retail
For Sale
$3,100,000
223 Brighton Beach Avenue, Brooklyn, NY 11235
Commercial, Brooklyn, NY
Property Size3,783 SF
Lot Size0.04 Acres
Price / SF$819.46
Days on Market52
Property Features for 223 Brighton Beach Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R6
Basement
Full
Subdivision
Brighton Beach
Standard status
Active
Size
3,783 SF
Lot size
0.04 Acres
Building Details
Number of units
2
Flooring type
Linoleum, Ceramic
Building materials
Brick
Roof type
Flat
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Vadim Blinov · License #10401325302
(631) 771-7777
Added: Aug 7
Changed: Sep 24
Last Checked: Sep 27 at 9:06AM
MLS# 503626
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 3,783-square-foot mixed-use property is arranged with ground-floor retail space, a full basement, and a second-floor office area. The retail portion and basement are scheduled for delivery vacant at closing, while the office area is occupied under a month-to-month arrangement. Brick construction, linoleum and ceramic flooring, and a flat roof complete the physical profile.
The property is located at 223 Brighton Beach Avenue in Brooklyn, beneath the Brighton Beach subway station and along an active commercial corridor. The surrounding business environment includes national and local retailers, restaurants, medical offices, financial institutions, and professional-service businesses. The property carries R6 zoning and occupies a 0.0448-acre site.
The property is located at 223 Brighton Beach Avenue in Brooklyn, beneath the Brighton Beach subway station and along an active commercial corridor. The surrounding business environment includes national and local retailers, restaurants, medical offices, financial institutions, and professional-service businesses. The property carries R6 zoning and occupies a 0.0448-acre site.
Key Highlights
- 3,783 square feet of mixed‑use property
- Ground‑floor retail space and full basement delivered vacant at closing
- Second‑floor office tenant occupies the space month to month
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
$181,412
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
5.85%
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%
$3,628,240
$3.6M
Cap Rate 7%
$2,591,600
$2.6M
Cap Rate 9%
$2,015,689
$2.0M
Market Conditions
NOI Build-Up for 3,783 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
$294.2K $77.76/SF
− Vacancy
−$35.0K −$9.25/SF
EGI
$259.2K $68.51/SF
− OpEx
−$77.7K −$20.55/SF
NOI
$181.4K $47.95/SF
Area
Brooklyn, NY
Vacancy
11.90%
Lease Rate
$77.76 /SF/Yr
Expense Ratio
30.00%
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%
$3,628,240
Cap Rate 7%
$2,591,600
Cap Rate 9%
$2,015,689
Alternative Uses
Best Use
Retail
$2.59M
$2.27M – $3.02M
NOI $181,412 @ 7.0% cap · market cap 5.85%
Second Best
Mixed Use
$1.96M
$1.72M – $2.29M
NOI $137,323 @ 7.0% cap · market cap 4.43%
Theoretical Best
Specialty Retail
$3.13M
$2.74M – $3.65M
NOI $219,263 @ 7.0% cap · market cap 7.07%
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,692
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 - Ground-floor commercial area and basement will be vacant at closing; second-floor office occupancy is month to month.
Where is this mixed-use property located?
The property is located at 223 Brighton Beach Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: 3,783 square feet of mixed‑use property; Ground‑floor retail space and full basement delivered vacant at closing; Second‑floor office tenant occupies the space month to month
