Medical Office Condominium
For Sale
$1,123,200
4104 27th Street S3&s4, Long Island City, NY 11101
Two office condominium units are occupied by an established dental practice.
Property Size1,404 SF
Price / SF$800
Days on Market33
Property Features for 4104 27th Street S3&s4
General Information
Standard status
Active
Size
1,404 SF
Additional Details
Gross Income
$61,367
Public Transit
Yes
Office Units
2
Building Details
Year Built
2015
Tenancy
Single
Listing Agency:
B Square Realty
Listed By:
Yiwen Zhu · License #1027686
(718) 939-8388
Source:
Goatrealtyus
Added: Aug 14
Changed: Sep 14
Last Checked: Sep 14 at 7:24PM
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 B Square Realty
Investment Insights
Based on property information with market context.
Units S3 and S4 comprise approximately 1,404 SF of office condominium space occupied by an established dental practice. The property was built in 2015 and includes an ICAP tax abatement. Its medical-office use is established through the current dental practice occupancy.
The property is located at 4104 27th Street in Long Island City, NY 11101. The surrounding setting is a high-density residential neighborhood with new condominium developments. Transit access includes the E, F, M, R, and 7 subway lines, providing multiple subway connections for the area.
The property is located at 4104 27th Street in Long Island City, NY 11101. The surrounding setting is a high-density residential neighborhood with new condominium developments. Transit access includes the E, F, M, R, and 7 subway lines, providing multiple subway connections for the area.
Key Highlights
- Approximately 1,404 SF combined across Units S3 and S4
- Occupied by an established dental practice
- Commercial condominium office units
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
$46,225
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
4.12%
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%
$924,500
$924.5K
Cap Rate 7%
$660,357
$660.4K
Cap Rate 9%
$513,611
$513.6K
Market Conditions
NOI Build-Up for 1,404 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
$70.8K $50.40/SF
− Vacancy
−$9.1K −$6.50/SF
EGI
$61.6K $43.90/SF
− OpEx
−$15.4K −$10.97/SF
NOI
$46.2K $32.92/SF
Area
Queens County, NY
Vacancy
12.90%
Lease Rate
$50.40 /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%
$924,500
Cap Rate 7%
$660,357
Cap Rate 9%
$513,611
Alternative Uses
Best Use
Office B
$660.4K
$577.8K – $770.4K
NOI $46,225 @ 7.0% cap · market cap 4.12%
Second Best
Healthcare Medical
$462.5K
$404.7K – $539.6K
NOI $32,373 @ 7.0% cap · market cap 2.88%
Theoretical Best
Office A
$1.04M
$905.7K – $1.21M
NOI $72,453 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6,446
Businesses Nearby
Explore this area
Business Placement
Demographics for 11101, NY
48,867
Population
27,093
Households
1.8
Avg Household Size
33
Median Age
65%
College-Educated
90%
High-School Grad
2.6 sq mi
ZIP Area
18,795
Density / Sq Mi
$116,807
Median Household Income
$83,892
Median Earnings
$2,740
Median Rent
$995,500
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?
Office units - Two office condominium units are occupied by an established dental practice.
Where is this office units located?
The property is located at 4104 27th Street S3&s4 Long Island City, NY.
What is the asking price?
The asking price for this property is $1,123,200.
What are key features of this property?
This property features: Approximately 1,404 SF combined across Units S3 and S4; Occupied by an established dental practice; Commercial condominium office units
