Park-Front Mixed-Use
For Sale
$6,950,000
65 Kent Avenue, Brooklyn, NY 11249
Three-story corner mixed-use building with full restaurant and bar buildout, a private second-floor bar and terrace, and a top-floor residence.
Property Size5,900 SF
Lot Size0.06 Acres
Price / SF$1,177
Days on Market99
Property Features for 65 Kent Avenue
General Information
Standard status
Active
Size
5,900 SF
Lot size
0.06 Acres
Property subtype
Mixed Use
Zoning
M1-2
Restaurant
Patio
Yes
Liquor License
Yes
Taxes and HOA fees
Annual Taxes
$59,516
Amenities
outdoor terrace
Building Details
Year Built
1910
Buildings
1
Stories
3
Listing Agency:
Compass
Listed By:
Philip H Reynolds
(832) 715-5497
Source:
Miradorrealestate
Added: Jun 9
Changed: Sep 9
Last Checked: Sep 15 at 11:45AM
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 Compass
Investment Insights
Based on property information with market context.
This park-front corner mixed-use building is directly across from Bushwick Inlet Park and offers unobstructed Midtown Manhattan views. The property is approximately 3 stories and roughly 5,900 SF, situated on a 2,500 SF lot, with a 1910 build year.
The space includes a full destination restaurant and bar buildout designed for immediate operation, featuring a professional kitchen and bar infrastructure. A private bar is on the second floor and includes an expansive outdoor terrace. The top floor features a residential unit.
Liquor licensing is an important component of the offering, with a 4am liquor license included. The property is zoned M1-2, with rezoning optionality as the corridor continues to attract development. Purchase options include taking the property vacant or acquiring the operating business.
The space includes a full destination restaurant and bar buildout designed for immediate operation, featuring a professional kitchen and bar infrastructure. A private bar is on the second floor and includes an expansive outdoor terrace. The top floor features a residential unit.
Liquor licensing is an important component of the offering, with a 4am liquor license included. The property is zoned M1-2, with rezoning optionality as the corridor continues to attract development. Purchase options include taking the property vacant or acquiring the operating business.
Key Highlights
- Corner lot directly across from Bushwick Inlet Park with unobstructed Midtown Manhattan views
- Approximately 5,900 SF across roughly 3 stories
- 2,500 SF lot on a park‑front corner position
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
$341,964
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
4.92%
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%
$6,839,280
$6.8M
Cap Rate 7%
$4,885,200
$4.9M
Cap Rate 9%
$3,799,600
$3.8M
Market Conditions
NOI Build-Up for 5,900 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
$495.6K $84.00/SF
− Vacancy
−$39.6K −$6.72/SF
EGI
$456.0K $77.28/SF
− OpEx
−$114.0K −$19.32/SF
NOI
$342.0K $57.96/SF
Area
Brooklyn, NY
Vacancy
8.00%
Lease Rate
$84.00 /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%
$6,839,280
Cap Rate 7%
$4,885,200
Cap Rate 9%
$3,799,600
Alternative Uses
Best Use
Specialty Retail
$4.89M
$4.27M – $5.70M
NOI $341,964 @ 7.0% cap · market cap 4.92%
Second Best
Mixed Use
$3.06M
$2.68M – $3.57M
NOI $214,170 @ 7.0% cap · market cap 3.08%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
7,204
Businesses Nearby
29k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Electronics 20%
Apparel 17%
Shops & Services 12%
T-Mobile
Electronics
5,770 visits/mo
0.4 miles
Dos Toros Taqueria
Dining
5,518 visits/mo
0.3 miles
Everlane
Apparel
4,176 visits/mo
0.3 miles
Bond Vet
Shops & Services
3,533 visits/mo
0.5 miles
Playa Bowls
Dining
2,718 visits/mo
0.3 miles
Demographics for 11249, NY
42,024
Population
18,958
Households
2.2
Avg Household Size
31
Median Age
59%
College-Educated
89%
High-School Grad
0.7 sq mi
ZIP Area
60,034
Density / Sq Mi
$121,400
Median Household Income
$81,638
Median Earnings
$2,982
Median Rent
$1,326,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three-story corner mixed-use building with full restaurant and bar buildout, a private second-floor bar and terrace, and a top-floor residence.
Where is this mixed-use property located?
The property is located at 65 Kent Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $6,950,000.
What are key features of this property?
This property features: Corner lot directly across from Bushwick Inlet Park with unobstructed Midtown Manhattan views; Approximately 5,900 SF across roughly 3 stories; 2,500 SF lot on a park‑front corner position
