Warehouse With Mezzanine
For Sale
$1,999,000
2331 McDonald Avenue, Brooklyn, NY 11223
COMMERCIAL - Brooklyn, NY
Property Size2,580 SF
Lot Size0.06 Acres
Price / SF$774.81
Days on Market243
Property Features for 2331 McDonald Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M1-1
Subdivision
Gravesend
Standard status
Active
Size
2,580 SF
Lot size
0.06 Acres
Building Details
Floors in Building
1
Number of units
1
Building materials
Brick
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Billy Apter · License #BEA5721
(718) 532-2000
Added: Dec 7, 2025
Changed: Aug 4
Last Checked: Aug 7 at 1:06PM
MLS# 497751
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 2,580-square-foot warehouse includes a mezzanine office within a brick building. The property occupies 0.0592 acres and is designated M1-1 under its stated zoning classification.
Located at 2331 McDonald Avenue in Brooklyn’s Gravesend area, the property carries a 11223 ZIP code and is identified within Kings County. The warehouse configuration and integrated office component provide distinct work and administrative areas within the same commercial property.
Located at 2331 McDonald Avenue in Brooklyn’s Gravesend area, the property carries a 11223 ZIP code and is identified within Kings County. The warehouse configuration and integrated office component provide distinct work and administrative areas within the same commercial property.
Key Highlights
- 2,580‑square‑foot warehouse building
- Mezzanine office integrated into the warehouse
- M1‑1 zoning designation
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
$64,366
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
3.22%
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%
$1,287,320
$1.3M
Cap Rate 7%
$919,514
$919.5K
Cap Rate 9%
$715,178
$715.2K
Market Conditions
NOI Build-Up for 2,580 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
$111.5K $43.20/SF
− Vacancy
−$25.6K −$9.94/SF
EGI
$85.8K $33.26/SF
− OpEx
−$21.5K −$8.32/SF
NOI
$64.4K $24.95/SF
Area
Brooklyn, NY
Vacancy
23.00%
Lease Rate
$43.20 /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%
$1,287,320
Cap Rate 7%
$919,514
Cap Rate 9%
$715,178
Alternative Uses
Best Use
Office B
$919.5K
$804.6K – $1.07M
NOI $64,366 @ 7.0% cap · market cap 3.22%
Second Best
Flex RnD
$885.5K
$774.8K – $1.03M
NOI $61,982 @ 7.0% cap · market cap 3.10%
Theoretical Best
Specialty Retail
$2.14M
$1.87M – $2.49M
NOI $149,537 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,630
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
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?
Warehouse - The property combines warehouse space with a mezzanine office in a brick building.
Where is this warehouse located?
The property is located at 2331 McDonald Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 2,580‑square‑foot warehouse building; Mezzanine office integrated into the warehouse; M1‑1 zoning designation
