4-Unit Mixed-Use
For Sale
$1,599,000
2773 86th Street, Brooklyn, NY 11223
Two-floor brick property with a separately accessed basement, updated building systems, and multiple utility meters.
Property Size3,408 SF
Price / SF$469.19
Days on Market11
Property Features for 2773 86th Street
General Information
Standard status
Active
Size
3,408 SF
Property subtype
Mixed Use
Building Details
Buildings
1
Stories
2
Construction
brick
Tenancy
Multi
Listing Agency:
Pride Estates
(718) 569-2888
Listed By:
Mitchell Feldman
(718) 569-2888
Source:
Prideestates
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 30 at 5:22PM
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 Pride Estates
Investment Insights
Based on property information with market context.
This four-unit mixed-use property at 2773 86th Street, also identified as 2233–2235 West 9th Street, is housed in a solid brick building with 3,408 square feet across two floors. A separate 1,700-square-foot basement has its own street entrance, while interior stairs connect the building’s levels. The property includes updated heat and hot water systems, a new silicone roof, four electric meters, and three gas meters.
The building occupies a highly visible corner at 86th Street and West 9th Street with substantial frontage. Transit connections include the N train, the D train, B1 and B4 bus stops, and a nearby B3 bus stop. The mixed-use configuration and four-unit layout provide flexibility for professional owner occupancy or continued investment use.
The building occupies a highly visible corner at 86th Street and West 9th Street with substantial frontage. Transit connections include the N train, the D train, B1 and B4 bus stops, and a nearby B3 bus stop. The mixed-use configuration and four-unit layout provide flexibility for professional owner occupancy or continued investment use.
Key Highlights
- Four‑unit mixed‑use property at 2773 86th Street, also known as 2233–2235 West 9th Street
- 3,408 square feet across two floors with a 1,700‑square‑foot basement
- Basement has a separate entrance from the street
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
$123,710
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
7.74%
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%
$2,474,200
$2.5M
Cap Rate 7%
$1,767,286
$1.8M
Cap Rate 9%
$1,374,556
$1.4M
Market Conditions
NOI Build-Up for 3,408 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
$224.9K $66.00/SF
− Vacancy
−$27.0K −$7.92/SF
EGI
$197.9K $58.08/SF
− OpEx
−$74.2K −$21.78/SF
NOI
$123.7K $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%
$2,474,200
Cap Rate 7%
$1,767,286
Cap Rate 9%
$1,374,556
Alternative Uses
Best Use
Mixed Use
$1.77M
$1.55M – $2.06M
NOI $123,710 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.82M
$2.47M – $3.29M
NOI $197,528 @ 7.0% cap · market cap 12.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,760
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-floor brick property with a separately accessed basement, updated building systems, and multiple utility meters.
Where is this mixed-use property located?
The property is located at 2773 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: Four‑unit mixed‑use property at 2773 86th Street, also known as 2233–2235 West 9th Street; 3,408 square feet across two floors with a 1,700‑square‑foot basement; Basement has a separate entrance from the street
