Two-Story Retail
For Sale
$2,290,000
2799 86th Street, Brooklyn, NY 11223
COMMERCIAL - Brooklyn, NY
Property Size4,260 SF
Lot Size0.05 Acres
Price / SF$537.56
Days on Market297
Property Features for 2799 86th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R5/C1-2
Basement
Finished
Subdivision
Gravesend
Standard status
Active
Size
4,260 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
38000
Listing Agency:
Sun Realty New York Inc
(718) 650-5775
Listed By:
Dongyun Lin
(718) 650-5775
Added: Oct 20, 2025
Changed: Aug 4
Last Checked: Aug 12 at 1:06AM
MLS# 496754
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 two-story commercial building contains 4,260 square feet arranged across five retail spaces, with high-ceiling basements adding functional lower-level area. The property is fully leased to long-term tenants and is zoned R5/C1-2, supporting its existing commercial configuration.
Located at 2799 86th Street in Brooklyn, the building faces both 86th Street and West 8th Street. Multiple large supermarkets and retail stores, including McDonald’s and Petco, are nearby. The N and F train stations are also close, with access to freeway 278. The building and lot each measure 38 X52, and the parcel contains 0.0489 acres.
Located at 2799 86th Street in Brooklyn, the building faces both 86th Street and West 8th Street. Multiple large supermarkets and retail stores, including McDonald’s and Petco, are nearby. The N and F train stations are also close, with access to freeway 278. The building and lot each measure 38 X52, and the parcel contains 0.0489 acres.
Key Highlights
- 4,260 square feet across a two‑story commercial building
- Five commercial retail spaces with long‑term tenants
- High‑ceiling basements provide additional functional area
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
$204,287
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
8.92%
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%
$4,085,740
$4.1M
Cap Rate 7%
$2,918,386
$2.9M
Cap Rate 9%
$2,269,856
$2.3M
Market Conditions
NOI Build-Up for 4,260 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
$331.3K $77.76/SF
− Vacancy
−$39.4K −$9.25/SF
EGI
$291.8K $68.51/SF
− OpEx
−$87.6K −$20.55/SF
NOI
$204.3K $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%
$4,085,740
Cap Rate 7%
$2,918,386
Cap Rate 9%
$2,269,856
Alternative Uses
Best Use
Retail
$2.92M
$2.55M – $3.40M
NOI $204,287 @ 7.0% cap · market cap 8.92%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.53M
$3.09M – $4.12M
NOI $246,910 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,829
Businesses Nearby
209k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 36%
Dining 29%
Groceries 18%
Apparel 8%
Super Foodtown
Groceries
31,460 visits/mo
0.3 miles
BP
Shops & Services
29,878 visits/mo
0.4 miles
Taco Bell
Dining
25,051 visits/mo
0.4 miles
Starbucks
Dining
14,495 visits/mo
0.3 miles
Bath & Body Works
Beauty & Spa
12,976 visits/mo
0.4 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Five leased commercial spaces with high-ceiling basements and established long-term tenants.
Where is this storefront property located?
The property is located at 2799 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,290,000.
What are key features of this property?
This property features: 4,260 square feet across a two‑story commercial building; Five commercial retail spaces with long‑term tenants; High‑ceiling basements provide additional functional area
