Corner Retail Building with
For Sale
Contact for pricing
9302 4th Avenue, Brooklyn, NY 11209
Vacant corner retail building with ground-level space plus a fully finished basement featuring a separate entrance.
Property Size2,320 SF
Price / SF$861.64
Days on Market109
Property Features for 9302 4th Avenue
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Retail
Zoning
R6A
Building Details
Year Built
1926
Stories
1
Listing Agency:
ProBase Real Estate
(718) 210-2727
Listed By:
Shaojie Liang · License #NY
Source:
Crexi
Added: May 6
Changed: Aug 8
Last Checked: Aug 21 at 7:38PM
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 ProBase Real Estate
Investment Insights
Based on property information with market context.
Vacant corner commercial building offering approximately 2,320 square feet of ground-level retail space and a fully finished basement. The basement includes a separate entrance, supporting flexible layout options for a range of commercial uses. The building measures 30 by 77.
Located at the highly visible corner of 4th Avenue and 93rd Street in Brooklyn, the property benefits from convenient transportation access, including being right next to the R train station and the B8 bus.
The site is described as having R6A zoning. The property is listed as a potential end-user or investor opportunity; any redevelopment or mixed-use conversion would require consultation with an architect.
Located at the highly visible corner of 4th Avenue and 93rd Street in Brooklyn, the property benefits from convenient transportation access, including being right next to the R train station and the B8 bus.
The site is described as having R6A zoning. The property is listed as a potential end-user or investor opportunity; any redevelopment or mixed-use conversion would require consultation with an architect.
Key Highlights
- Vacant Bay Ridge corner commercial building at 4th Avenue and 93rd Street
- Approximately 2,320 SF ground‑level retail space plus a fully finished basement
- Fully finished basement has a separate entrance
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
$111,255
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
5.57%
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%
$2,225,100
$2.2M
Cap Rate 7%
$1,589,357
$1.6M
Cap Rate 9%
$1,236,167
$1.2M
Market Conditions
NOI Build-Up for 2,320 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
$180.4K $77.76/SF
− Vacancy
−$21.5K −$9.25/SF
EGI
$158.9K $68.51/SF
− OpEx
−$47.7K −$20.55/SF
NOI
$111.3K $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%
$2,225,100
Cap Rate 7%
$1,589,357
Cap Rate 9%
$1,236,167
Alternative Uses
Best Use
Retail
$1.59M
$1.39M – $1.85M
NOI $111,255 @ 7.0% cap · market cap 5.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,467 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,590
Businesses Nearby
246k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 31%
Dining 26%
Groceries 15%
Office Supplies 10%
Super Foodtown
Groceries
31,460 visits/mo
0.1 miles
BP
Shops & Services
29,878 visits/mo
0.1 miles
Taco Bell
Dining
25,051 visits/mo
0.3 miles
Staples
Office Supplies
24,435 visits/mo
0.1 miles
Starbucks
Dining
14,495 visits/mo
0.1 miles
Demographics for 11209, NY
73,239
Population
33,286
Households
2.2
Avg Household Size
40
Median Age
53%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
34,876
Density / Sq Mi
$92,656
Median Household Income
$62,455
Median Earnings
$1,857
Median Rent
$905,700
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?
Retail space - Vacant corner retail building with ground-level space plus a fully finished basement featuring a separate entrance.
Where is this retail space located?
The property is located at 9302 4th Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: Vacant Bay Ridge corner commercial building at 4th Avenue and 93rd Street; Approximately 2,320 SF ground‑level retail space plus a fully finished basement; Fully finished basement has a separate entrance
