Versatile Brooklyn Mixed-Use
For Sale
$5,500,000
71 Montrose Ave, Brooklyn, NY 11206
Four-story, 8,200 SF building with flexible industrial/residential zoning.
Property Size8,200 SF
Lot Size0.06 Acres
Price / SF$670.73
Days on Market165
Property Features for 71 Montrose Ave
General Information
Standard status
Active
Size
8,200 SF
Lot size
0.06 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$31,051
Building Details
Building Size
8,200 SF
Year Built
1920
Listing Agency:
Trademarko Realty Inc.
(718) 710-8170
Listed By:
Marek Sobolewski · License #10311207231
(718) 710-8170
Source:
Elliman
Added: Mar 11
Changed: Aug 14
Last Checked: Aug 21 at 12:12PM
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 Trademarko Realty Inc.
Investment Insights
Based on property information with market context.
This four-story industrial building, dating back to at least the 1920s, offers approximately 8,200 square feet of space. The 25-foot-wide property features a 13-foot roll-up gate, parking for two trucks, and ceiling heights ranging from 12 to 14 feet. The building's usage is grandfathered in as industrial but has a residential zoning which allows conversion to residential, mix used and or Industrial commercial. It offers a multi dynamic space. The property includes a double-wide truck parking/loading dock, suitable for various needs, and a stainless steel freight elevator. A private rooftop garden, approximately 1000 sq ft, sits atop a solid concrete roof capable of supporting substantial weight, and a smaller front rooftop garden overlooks a wide street and city park. The property is currently utilized as a film/photographic production facility, which can continue or be delivered vacant. The building is located in an area described as the hub of cultural Renaissance of Brooklyn, surrounded by Greenpoint, Bushwick, downtown Manhattan, Bed-Stuy, and Fort Greene. Transportation options are plentiful, with access to the L, M, J, and G subway lines, bicycle routes, and street parking. The L train stop (Montrose Avenue) is four blocks away, while the M & J train stop (Lorimer Street) and the G train stop (Broadway) are each a block and a half away. The property's zoning allows for roof garden living and operating a business from the same location, with potential uses including a showroom, gallery, store, or event space.
Key Highlights
- Favorable zoning: live and work in the same building
- Double‑wide truck parking/loading dock - suitable for vehicles or use as a showroom/gallery/event space
- Private 1000 sq ft rooftop garden connected to a penthouse office space, plus a smaller front rooftop garden
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
$297,660
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
5.41%
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%
$5,953,200
$6.0M
Cap Rate 7%
$4,252,286
$4.3M
Cap Rate 9%
$3,307,333
$3.3M
Market Conditions
NOI Build-Up for 8,200 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
$541.2K $66.00/SF
− Vacancy
−$64.9K −$7.92/SF
EGI
$476.3K $58.08/SF
− OpEx
−$178.6K −$21.78/SF
NOI
$297.7K $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%
$5,953,200
Cap Rate 7%
$4,252,286
Cap Rate 9%
$3,307,333
Alternative Uses
Best Use
Mixed Use
$4.25M
$3.72M – $4.96M
NOI $297,660 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.79M
$5.94M – $7.92M
NOI $475,272 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,666
Businesses Nearby
Explore this area
Business Placement
Demographics for 11206, NY
91,549
Population
34,838
Households
2.6
Avg Household Size
30
Median Age
36%
College-Educated
77%
High-School Grad
1.4 sq mi
ZIP Area
65,392
Density / Sq Mi
$57,280
Median Household Income
$44,145
Median Earnings
$1,558
Median Rent
$822,100
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Four-story, 8,200 SF building with flexible industrial/residential zoning.
Where is this mixed-use property located?
The property is located at 71 Montrose Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Favorable zoning: live and work in the same building; Double‑wide truck parking/loading dock - suitable for vehicles or use as a showroom/gallery/event space; Private 1000 sq ft rooftop garden connected to a penthouse office space, plus a smaller front rooftop garden
