Kings Park Multifamily Investment
For Sale
Contact for pricing
46 Dawson Ave, Kings Park, NY 11754
Multifamily property in Kings Park near LIRR and local amenities.
Property Size3,000 SF
Lot Size0.17 Acres
Price / SF$433.33
Days on Market186
Property Features for 46 Dawson Ave
General Information
Standard status
Active
Size
3,000 SF
Lot size
0.17 Acres
Property subtype
Multifamily
Occupancy
75%
Investment Type
Value Add
Building Details
Buildings
2
Stories
2
Units
4
Listing Agency:
Marcus & Millichap - Manhattan
(212) 430-5196
Listed By:
Michael Tuccillo · License #NY 10401244358
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 8 at 2:49PM
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 Marcus & Millichap - Manhattan
Investment Insights
Based on property information with market context.
Located in Kings Park, NY, 46 Dawson Avenue is a multifamily property available for sale. The property is situated on a 0.17-acre parcel and includes approximately 3,000 square feet of space. The building contains four apartments, with one vacancy. The unit mix consists of two one-bedroom units, one two-bedroom unit, and one four-bedroom unit. The property is located near the Kings Park LIRR train station, local schools, parks, and a variety of restaurants and businesses. Several national retailers, including Key Food, Verizon, 7-Eleven, and Dunkin', are located nearby. The surrounding area has a population of over 52,000 within a three-mile radius, with an average household income exceeding $182,000.
Key Highlights
- Located near the Kings Park LIRR train station.
- High average household income in the surrounding area (over $182,000).
- Proximity to national retailers including Key Food, Verizon, 7‑Eleven, and Dunkin'.
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
$57,931
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
4.46%
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%
$1,158,620
$1.2M
Cap Rate 7%
$827,586
$827.6K
Cap Rate 9%
$643,678
$643.7K
Market Conditions
NOI Build-Up for 3,000 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
$88.2K $29.40/SF
− Vacancy
−$5.4K −$1.81/SF
EGI
$82.8K $27.59/SF
− OpEx
−$24.8K −$8.28/SF
NOI
$57.9K $19.31/SF
Area
Suffolk County, NY
Vacancy
6.17%
Lease Rate
$29.40 /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%
$1,158,620
Cap Rate 7%
$827,586
Cap Rate 9%
$643,678
Alternative Uses
Best Use
Multifamily LT 5
$827.6K
$724.1K – $965.5K
NOI $57,931 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$761.7K
$666.5K – $888.6K
NOI $53,317 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$913.9K
$799.7K – $1.07M
NOI $63,976 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
518
Businesses Nearby
Explore this area
Business Placement
Demographics for 11754, NY
18,472
Population
7,078
Households
2.6
Avg Household Size
46
Median Age
46%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
2,496
Density / Sq Mi
$123,406
Median Household Income
$64,455
Median Earnings
$1,837
Median Rent
$595,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Multifamily property in Kings Park near LIRR and local amenities.
Where is this quadplex located?
The property is located at 46 Dawson Ave Kings Park, NY.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: Located near the Kings Park LIRR train station.; High average household income in the surrounding area (over $182,000).; Proximity to national retailers including Key Food, Verizon, 7‑Eleven, and Dunkin'.
